Southern California Rental Housing Association Rental Advisor Magazine - October Issue

OUR VISION

Reenvisioning quality housing for all OUR MISSION

To create a thriving rental housing community through advocacy, education, and collaboration

SCRHA Housing Provider & Resident Rights & Responsibilities

As members of the Southern California Rental Housing Association, we are partners in creating a thriving community by providing quality rental housing for all We value our residents, our fellow members, and our community and are working to support a healthy housing ecosystem through advocacy, education, and collaboration

As housing providers, we believe we have the responsibility to provide California renters with:

Quality housing with habitable and healthy living conditions

Freedom from arbitrary eviction, retaliation, or discrimination in line with all federal and state fair housing laws.

Fair and equal resident protections and policies that balance the needs of renters, housing providers, and the community A voice in housing decisions with respect and access equal to that of housing providers.

An innovative and collaborative housing ecosystem where government, businesses, housing providers, and rental advocates work together to solve the region’s housing issues by identifying the underlying problems and crafting balanced solutions.

Adherence to housing quality and equity standards and regulations

VALUE

ADVOCACY

All California renters also have a responsibility to their housing provider to:

Review and follow rental agreement terms, including timely rental payments

Maintain a clean and habitable home. Be a good neighbor by respecting others’ peace and quiet Provide timely reporting of any issues and necessary repairs Keep open lines of communication with the property owner or manager.

Graham

Lucinda Lilley

FOUNDER

Smeallie,

Smeallie,

Watson

CREATIVE DIRECTOR: Sean Buur

ADMINISTRATOR:

Smith

moving

having

Alan Pentico,

DISABILITIES

By Anthony C . Guichard

(ADA)

LAWSUITS

Americans

By: Anthony C.

Disabilities

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION VOTER GUIDE

CONVERSIONS:

By YardiBreeze

MULTIFAMILY HOUSING SOLUTION THAT NEVER HAPPENED

FEDERAL COMMUNICATIONS COMMISSION (FCC) TAKES NEW, ADVERSARIAL POSITION

COMMERCIAL PARTNERSHIP REGULATIONS

By Thomas J Dougherty Jr

YOUR TENANT SCREENING HANDLES THE SEX OFFENDER REGISTRY AND

PEOPLE ON IT

By Nicole Seidner

CRITICAL THINGS

By Dwight Kay

REMEMBER

DECIDING TO DO A 1031 EXCHANGE

HAPPEN EVERY DAY IN CALIFORNIA - ACT NOW TO BE RESILIENT

By Ali Sahabi

2022 OFFICERS

President

Lucinda Lilley, FBS Property, AMO

President Elect

Abigail Rex, American Assets Trust

Vice President

Todd Henderson, Independent Owner

Secretary

Shannon Kelly, Independent Owner

Treasurer

Aiesha Blevins, Greystar

Legislative Chair Greystar

Immediate Past President

Kendra Bork, Cambridge Management Group, Inc.

2022 DIRECTORS

Buck Buchanan, Independent Owner

Jay Lopeman, AZP Multifamily

Jennifer Ford, Douglas Allred Company

John LaRaia, HG Fenton

Mark Feinberg, Heinz & Feinberg

Matt Ruane, Liberty Military Housing

Melissa Wickerd, Natasha Howell, Millcreek, WTS Trust

Scott Ledesma, Generation Contracting & Emergency Services Inc.

Tom Tamar, Independent Owner

HONORARY LIFE ADVISOR

G. Wesley Harker

Our Address

Southern California Rental Housing Association

Toll Free: 888.762.7313

Fax: 888.871.5229 socalrha.org

MAGAZINE STAFF

Publisher Apartment News Publications, Inc.

Design & Layout Travis Watson, Production Director

Editorial Review Lindsey Lee, Marketing Coordinator

ASSOCIATION STAFF

Alan Pentico, CAE, Executive Director apentico@socalrha.org 858.278.8070

Olivia Galvez, Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217

Molly Kirkland, mkirkland@socalrha.org 858.751.2200

Kim Zebroski, kzebroski@socalrha.org 858.751.2220

Lorna R. Kindred, Education Manager lkindred@socalrha.org 858.751.2219

Mike Nagy, mnagy@socalrha.org 858.751.2214

Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218

Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070

Southern California Rental Housing Association Rental Advisor Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the Southern

the author's views and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC.

All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information.

Advertising - We do not guarantee or endorse the products or services of any of the advertisers, but and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 the 10th of the month before publication. Submit to socalrha@aptnewsinc.com.

ADVERTISE: Contact the team at Apartment News Publications, Inc. at 714-893-3971 or email scrha@aptnewsinc.com for advertising information, including rates, production

Lucinda Lilley 2022 President Southern California Rental Housing Association

Housing Provider and Resident Rights and Responsibilities

Throughout

my tenure as President of the Southern California Rental Housing Association, it has become increasingly clear that the essential services our members provide as housing providers all too often go unseen and unappreciated

Recognizing how our community has continued to provide essential services in the wake of ever-changing conditions and legislation, it has become clear that that we are called to clarify and articulate our mission and vision Guided by this revelation, the SCRHA Board of Directors has adopted a new mission and vision statement . This provides the foundation of strategic plan focused on advocacy, education, and collaboration .

While advocacy and education continue to be the bedrock of the Association, outreach is a seemingly new strategy adopted by the Board While this is the first time we have highlighted collaboration in our mission statement and outreach in our strategic plan, neither is a new concept in how we operate and work .

Our industry does not operate in a vacuum Our work as housing providers is what makes the communities where we live and work possible After much discussion, Southern California Rental Housing Association has created a document outlining Housing Provider and Resident Rights and Responsibilities

This document outlines the guiding principles for our members and articulates what we firmly believe everyone can expect from a housing provider Living and operating by these guiding principles shows a commitment to our residents and elected representatives that we care about the housing ecosystem . Further, we are reliable partners in

solving the housing crisis by working collaboratively to determine how to provide more housing

I firmly believe it isn’t enough to state these guiding principles; we must live them out for all to see . By following these Housing Provider and Resident Rights and Responsibilities, we are living our commitment to our residents, neighbors, and all who call Southern California home

While we continue to grow our outreach efforts, this first step of adopting the Housing Provider and Resident Rights and Responsibilities is a supporting pillar of our ongoing advocacy efforts.

Families Fund, for the purpose of spending these tax dollars on rental assistance, homelessness, affordable housing, and housing counseling services.

Further, AB 1199 would require a qualified entity, currently defined as a limited liability company or limited partnership, owning multifamily or singlefamily rental homes, to report specified information about the property each year to the Secretary of State’s Office. That office would have to create a searchable database on its website.

Since the bill is an urgency measure, meaning that if passed, it would take effect immediately, it will require a 2/3rds vote. Usually a high bar, however, with Democrats enjoying more than a 2/3rds majority, it will be difficult to stop. It is hard to believe that someone would introduce a bill to tax property owners for the “privilege” of providing rental housing, especially considering all that has been piled on property owners over the last few years. We would like to see this bill just go away. Very far away.

What is the definition of insanity according to Einstein? “Doing the same thing over and over and expecting different results.” Well, here we go again. Assembly Member Buffy Wicks has proposed legislation for the third year-in-a-row that would force rental housing providers to register their properties with the government.

AB 1188 would require cities and counties to create and administer a rental registry with an online portal designed to receive specified information from landlords who own or operate five or more rental dwellings. The bill would require landlords to provide a variety of information regarding the location of rental property, its ownership, and its occupancy, among other things. It also would prohibit a landlord from issuing various notices to increase the rent or terminate a tenancy unless the landlord has submitted a form on the online portal.

The SCRHA opposed the prior bills and assisted in killing them. We will work toward the same result in 2021 for AB 1188.

While I have spent much of my message sharing the recently adopted SCRHA Housing Provider and Resident Rights and Responsibilities, I’d like to remind everyone that the midterm elections are quickly approaching . If you haven’t already registered to vote, I encourage you to register and cast your ballot in the election on November 8 . Elections have consequences, and we need to ensure that we elect representatives that will work with us to provide more housing for Southern California . For a list of SCRHAendorsed candidates, check out the 2022 Voter Guide at socalrha .org .

RISK MITIGATION

Alan Pentico, CAE

Executive Director

Southern California Rental Housing Association

Make an Impact by Committee

It’s

pumpkin season, which means the year is almost over and SCRHA is busy working on 2023 . As we have voted in our 2023 Officers and Directors of the SCRHA at the Meeting of the Membership, we now move to appoint committee chairs, vice chairs, and volunteers . When you join a committee, you are sharing your expertise to improve the efforts of the Association . It’s also a great way to meet colleagues and build relationships with others in the industry . We are a volunteerdriven organization, and we need your input to be successful .

Based on your interests, the following committees are now accepting applications for 2023 .

LEGISLATIVE STEERING

Participation in this committee is by application and appointment only . This committee reviews proposed and pending legislation that affects the rental housing industry to develop policies and positions that protect the industry and provide recommendations to the Board of Directors

STATE GOVERNMENT AFFAIRS

The State Government Affairs Committee is charged with oversight of State Government Affairs. Responsibilities include reviewing proposed and pending legislation, developing policies and positions that protect and promote the industry, and providing feedback and advice to SCRHA Staff and the Board of Directors on proactive activities that promote the industry .

EVENTS

The Events Committee develops and promotes the Innovations in Rental Housing Education Conference

& EXPO, Golf Classic, and the Mark of Excellence Awards Ceremony .

EDUCATION

The Education Committee oversees the continued development of new and timely seminars and classes . Topic areas include NAAEI designation programs, Independent Rental Owner Classes, Supplier Council, maintenance training, and other informational classes, as well as developing the educational seminars for the Innovations in Rental Housing Education Conference & EXPO

NEXT GENERATION

New to SCRHA! Participation in this committee is by application and appointment only . It will be a new committee that is a collaborative group of driven, likeminded individuals working towards creating a growthoriented experience for all committee members and all members of the Southern California Rental Housing Association who are 40 years of age or younger

There are many opportunities to get involved in an area that interests you most The committees mentioned above are open to members to participate . If you are interested, please apply now You can scan the QR code at the bottom of this message to apply online or email info@socalrha .org for more details .

The success of SCRHA relies on the strength and participation of our members, so get involved as we work together to provide quality housing for all .

In addition to volunteering your time and talent, I encourage you to register and vote in the November 8 election Our members must work to elect representatives that will be active partners in solving the housing crisis . Be sure to download our 2022 Voter Guide at socalrha org for a full roster of our candidate endorsements .

LEGISLATIVE REGIONALUPDATE

San Diego Selects Developer To Oversee Sports Arena Revitalization Project

LastAugust, San Diego Mayor Todd Gloria announced his recommendation for a development team to revitalize the San Diego Sports Arena site in San Diego’s Midway Community . The recommendation goes to the San Diego City Council’s Land Use & Housing Committee and to the full City Council in September The city council will decide if they will accept the mayor’s recommendation, Midway Rising Team, or pick one of the other two project development teams that were among the three finalists. The development team and the city still will need to work through the details of the Sports Arena development agreement .

The City initially entered into an agreement with Brookfield Properties in 2020, but California’s Department of Housing and Community Development (HCD) stopped the agreement from moving forward because the city did not properly follow the protocols according to CA’s Surplus Land Act . HCD’s action forced San Diego to start again its selection process for the Sports Arena redevelopment project The City of San Diego in October 2021 issued another Notice of Availability inviting development teams to submit their proposals; five development teams offered their proposals and three were accepted as finalists.

The City’s Real Estate Department with assistance of an independent consultant created a study analyzing the three finalists’ proposals for the Sports Arena property . The study recommended the Midway Rising Development Team to redevelop the four parcels The development team is comprised of Zephyr, Legends, and Chelsea Development; each team would oversee different portions of redevelopment.

The Sports Arena’s redevelopment would be built in several phases over ten years at a cost of $2 5 billion The project proposes to build 2,000 deed-restricted apartments for households earning 80 percent or less of Area Median Income and another 2,250 units at market rate The project includes construction of a 16,000-seat arena and entertainment complex, a 200-room hotel, and 250,000 square feet of commercial space with a public plaza .

The Midway Rising Team was scheduled to present their project to the Land Use & Housing Committee on September 8 and to the full City Council on September 13 for their approval . The council committee and city council does not have to accept the mayor’s recommendation. The other two finalists, HomeTown SD and Midway Village+ development teams, have indicated that they may try to persuade the City Council

©

to choose their project over Midway Rising or ask the city council to delay its decision

Should the city council agree with the mayor’s recommendation, the city will need to draft a city ballot measure for voter approval The SCRHA will provide future updates

OCEANSIDE SEEING A MAJOR SURGE OF DEVELOPMENT

The City of Oceanside is undergoing a flurry of development activity in recent months drawing both praise and criticism from residents concerned with the city’s future growth The development brings more housing, commercial, and recreational facilities, and even a professional sports venue to the city

Sudberry Properties in August began construction of the Luma apartment community in Oceanside’s new master-planned community called El Corazon, first proposed in 2011 Luma will be a mixed-use project with 268 apartment units . Luma will have 113 one-bedroom, 120 two-bedroom and 35 three-bedroom units . Luma will be located within one-half mile of North County light rail Sprinter station and is expected to be completed in Fall 2023 .

The 465-acre El Corazon master-planned community is slated to have commercial, residential projects, a variety of recreational and city facilities . The community dedicates 212 acres for park and recreation, 164 acres for open space, a total of 44 acres for commercial, 11 acres for two hotels, and 34 acres for civic services, including a 6,000-seat professional soccer venue (Frontwave Arena) and aquatics center Construction of Frontwave Arena is to be completed by the 2023/24 San Diego Soccer’s season Oceanside was also proposing new enhancements to the Junior Seau Amphitheater and pier plaza on Oceanside’s The Strand .

The Oceanside City Council approved a rezone of a 26acre parcel in located in the North River Road Community in August . The parcel was rezoned from industrial to residential; however, the council reduced the parcel’s housing density from 16 .8 to 15 .1 homes per acre, or the number of potential homes about 10 percent . The decision was in response to nearby residents . Supporters said the rezone will help Oceanside meet its Regional Housing Needs Assessment (RHNA) goals but were also concerned reducing the units per acre could stop builders from building on the site Critics still were unhappy with the decision arguing the parcel should remain industrial so the city could provide more jobs .

The Breeze Luxury Apartments project was rejected by the city’s Planning Commission on 2-3 vote based on its design The Breeze was originally planned to be a

46-townhome project, but the builder could not develop the project as designed . The builder, utilizing the state’s density bonus law, proposed a 146-unit apartment complex which would include 15 units deed restricted dedicated to very low-income households . The project is located on Oceanside Boulevard, Nevada, and Ditmar streets and within one half-mile of a Sprinter light rail station A small group of residents attended the Planning Commission hearing to complain that the project was too tall and large and out of character with the surrounding community The builder stated the project meets state density bonus and affordable housing requirements allowing the project to be built as designed . The builder did not state if they plan to appeal the commission’s decision when this article was created . In June, the Oceanside City Council approved a 57-home development called Cypress Point and the 12 home Fire Mountain project; both projects have an affordable component.

FORECAST SAYS SOUTHWEST RIVERSIDE’S ECONOMY REMAINS STRONG, BUT TROUBLES AWAIT

SCRHA staff recently attended the Temecula Valley Chamber of Commerce’s Southwest Economic Regional Forecast in August The forecast showcased recent accomplishments of the cities in Southwest Riverside County followed by a keynote presentation from economist Christopher Thornberg .

City Managers from the cities of Lake Elsinore, Menifee, Murrieta, Temecula, Wildomar and Riverside County Supervisor Chuck Washington gave prerecorded presentations on their city’s economic development activities . The presentations highlighted each city’s accomplishments in improving quality of life in education, business development, education, and public safety The recordings mentioned notable projects recently completed or under development and showing southwest riverside cities are experiencing population growth and healthy economic activity

Keynote speaker Director & Adjunct Professor of UC Riverside School of Business, Center for Economic Forecasting & Development, Christopher Thornberg, Ph D, gave a detailed report on the present state of the economy of the United States, California, and Southwest Riverside region and what the economy may look like in the next 12-24 months .

Dr Thornberg challenged the notion that US and region’s economy is presently in a recession He shared data showing national and regional unemployment remains at or near historic lows . All economic classes, particularly lower and middle-income families, have

SLEEK AND DEPENDABLE

more income and are spending more than they have in previous years He noted that most sectors are healthy, operating at or above levels prior to the pandemic . However, Thornberg stated there remains some serious economic challenges .

Thornberg noted that many Americans believe the United States is presently in a recession and companies and the public are reducing their spending as a result . He added that California and the nation still face a significant labor shortage noting the number of open jobs far exceed the number of skilled workers and that many older workers chose to retire early during the COVID-19 pandemic

Thornberg stated that California’s biggest economic problem is the lack of available housing . State and local cities’ land use policies continue to discourage the building of market-rate housing and therefore are not building enough housing to keep up with demand Thornberg expected home prices in the region and in California to increase in the long term as there are too many Californians competing for too few available homes . Thornberg stressed the need for production of naturally affordable homes for the workforce and seniors. While building more subsidized affordable housing is helpful, it will not solve the problem of housing affordability alone. He noted the average cost to produce one subsidized unit is pushing $800,000

Thornberg stated, that although region and nation’s economy remain strong, the US economy is in serious risk of overheating, causing a severe recession . He pointed out the federal government’s recent stimulus and several spending packages have increased US’s currency supply by 40 percent in the last several years The massive amount of spending is fueling the rate of inflation to very high levels. Thornberg added that if the federal government does not move quickly to curb its spending or the Federal Reserve does not act quickly to increase interest rates, the regional and national economy will overheat triggering a deep recession . Thornberg concluded that a recession is likely to happen because the federal government and federal reserve have not done enough to reduce spending or raise interest rates so far

Members can visit UC Riverside School of Business, Center of Economic Forecasting & Development website learn more read more about the Inland Empire’s economy at https://ucreconomicforecast org/

SOUTHERN CALIFORNIA EDISON SEEKS

APPROVAL OF ALBERHILL SYSTEM PROJECT IN RIVERSIDE COUNTY

Southern California Edison (SCE) is waiting for the

California Public Utilities Commission (CPUC) to decide whether it will approve a series of infrastructure projects to Southern Riverside called the Alberhill System project . According to SCE, the project will bring more reliable electricity to accommodate Riverside County, which is expected to double in the next twenty years . Cities such as Lake Elsinore experienced a fifty percent increase in its population and incorporated communities such as French Valley have seen its population increase over thirty percent over the last decade

The project proposes a series of new infrastructure projects and enhancements to existing projects Alberhill will add a total of 20 5 miles of new transmission lines The projects will provide 11 75 miles of double circuit 115-kV transmission lines and 6 5 miles of single-circuit 115-kV lines while removing 11 miles of existing 115kV lines . The project includes new construction of the Alberhill substation located in the community of Temescal Canyon north of Lake Elsinore . The Alberhill substation will connect two new 500-kV transmissions lines to the existing 500-kV transmission line at the Serrano Valley substation and will connect several miles new 500/115-kV transmission lines to several other existing substations Four other existing substations will be enhanced to increase reliability and power to the region and add 9 miles of new fiber optic cable and new telecommunications antennas allowing all five substations to communicate in real time .

Southern California Edison (SCE) introduced the Alberhill System Project in May 2015 Since then, the CPUC has asked SCE several times to modify its design and address potential environmental impacts to air, water, and wildlife in August 2018, and again in May 2020 . CPUC issued another preliminary study in November 2021 recommending SCE address other possible alternatives to the Alberhill system and consider adding battery storage to the project In January 2022, CPUC staff held a public workshop to get feedback on those recommendations When completed, the system will provide more electricity to the cities of Canyon Lake, Lake Elsinore, Menifee, Murrieta, Hot Springs, Perris, Temecula, Wildomar and the nearby unincorporated areas of Southwest Riverside County .

The SCRHA recently signed a letter of support of the project as infrastructure is a key component to bringing new and much-needed housing to the region The CPUC is expected to rule on the Alberhill project in the 6 to 12 months . For more information, members can visit, https://energized.edison.com/stories/preventing-apower-squeeze-for-a-million-customers-6875086 or visit the CPUC’s project page for more detailed information on the Alberhill Systems project, https://ia.cpuc.ca.gov/ environment/info/ene/alberhill/alberhill.html

o w n & C o u n t r y R e s o r t

e c o g n i z e e x c e l l e n c e i n r e n t a l h o u s i n g d u r i n g t h e 2 0 2 2 M a r k o f E x c e l l e n c e A w a r d s .

e c e m b e r 2 , 2 0 2 2

C A L R H A

R G

Assistant Property Manager of the Year 1-100 Units

Kalani Brinkoetter | Urbana Rental Flats & TRU

Bankers Hill

Assistant Property Manager of the Year 101-300 Units

Eric Lindsey | 7th & G

Alexandra Villa | Imperial Beach Gardens and Mariner’s Point

Alexis Smith | Pulse Millenia

Alma Trejo | Town Center Villa

Angela Marino | Alexan Gallerie

Dannika Condon | Seagate

Jackie Casaletto | Creekview Condominums

Kelly Engbring | Aquatera Apartment Homes

Kerianne Noonan | BLVD North Park Apartments

Mitchell Benbrook | Solana Highlands Apartments

Tatiana Castro | Nobel Court

Taylor Hoth | River Front Condominiums

Zoe Poissot | Vici Luxury Rentals

Assistant Property Manager of the Year 301+ Units

Alex McCarty | Portofino Apartment Homes

Ameerah Bhatti | Rowan, Alcove, and Haven76

Andii Gutsch | Tierrasanta Ridge Apartment Homes

Eli Llamas | Casoleil

Kelly Puppione | Diega

Sandra Garcia | Circa 37

Taylor Gilbert | Boardwalk at Millenia

Industry Partner of the Year Company

City Wide Cleaning Services

City Wide Protection Services

Domuso, Inc.

Royalty Drains and Plumbing

The Phoenix Staffing

Industry Partner of the Year Individual

Alex Rodriguez | The Phoenix Staffing

Hojjat “Tom” Tamar ServicesProtectionWideCity|

Jay Lopeman | BG Multifamily

Jessica Hays | The Phoenix Staffing

Robert Preciado | City Wide Protection Services

Scott Staples | City Wide Protection Services

Sophie Rosado | City Wide Cleaning Services

Victor Santillan | City Wide Protection Services

Leasing Professional of the Year 1-100 Units

Andrei Lechert-Kelly | TRU Bankers Hill

Ashlie Castrellon | Breeze Hill

Elizabeth Coyle | H.G. Fenton Company

Lauryn Farris | Bella Del Mar

Leasing Professional of the Year 101-300 Units

Alenor Chapman | Current Annamarie Rodriguez | Azul North Park

Christopher Stalter | Aquatera Apartment Homes Cody Kirk | Solana Highlands Apartments

Ebony Jamison | Vici Luxury Rentals

Emily Fishbough | BLVD North Park Apartments

Erick Hernandez | Presidio at Rancho Del Oro Esperanza Ojeda | Evening Creek Condo Rentals Hever Arrieta | Seagate

Isabella Ruiz | Scripps Landing

Jorge Gomez Jr. | Point Bonita

Julian McKerley | River Front Condominiums Madeline Bones | Aquatera Apartment Homes Marla Lengwin | Rowan Stephanie Aguilera | The Hub Tania Bernal Corella | Pulse Millenia

Leasing Professional of the Year 301+ Units

Aiana Barley | H.G. Fenton Company

Alexis Vazquez | Pacific Ridge Apartments

Blair Madrid | Loma Palisades Apartments

Carina Amador | HomesApartmentHillsDoradoEl Courtney Waggoner | Club River Run Apartment Homes Hayley Lewis | Diega

Jorge Murueta | Tierrasanta Ridge Apartment Homes Julian Cruz III | Portofino Apartment Homes Maria Saad | Loma Palisades Apartments

Mei-Lee Raya | Purl Michael Rynders | El Dorado Hills Apartment Homes

Nicole Liverpool | Pacific Ridge Apartments

Tente Kaluly | Solana at Grand

Toni Hoyt | Portofino Apartment Homes Vanessa Hernandez | Purl Vanessa Marquez | Casoleil

Yesenia Macias | RiverEdge Terrace

Maintenance Supervisor of the Year 1-300 Units

Alex Tellez | Rowan

Alfredo Parra Flores | Vista del Coronado

Antonio Quintero | Vici Luxury Rentals

Aquiles Dominguez | Pulse Millenia

Benito Teran | Solana Highlands Apartments

Carlos Aviles | BLVD North Park Apartments

Danny Perez | Seagate

Eddie Gutierrez | Creekwood Villas

Francisco Tapia | Urbana East Village Rental Flats

Gustavo Lopez | Signature Point

Gustavo Orihuela | Creekview Condominiums

Israel Segura Del Rincon | River Front Condominiums

Javier Munos | Alcove

Jesus Duarte | Village Apartments

Jonathan Villa | Imperial Beach Gardens and Mariner’s Point

Jose Cobos | Tierrasanta Ridge Apartment Homes

Jose Piza | Bella Del Mar

Joseph Petruccelli | K1

Juan Carlos Flores | Town Center Villa

Marco Rosas | Broadstone Little Italy

Mario Arzate | Aquatera Apartment Homes

Miguel Ortega | The Plaza

Rick Alvarado | TRU Bankers Hill

Robert Lopez | Evening Creek Condo Rentals

Roman Lopez | Breeze Hill / Creekside

Vladimir Mechkarov | Gardens Apartments

Maintenance Technician of the Year 1-100 Units

Abel De La Torre | River Front Condominiums

Alvaro Rodriguez | Town Center Villa

Bryant Beas | Vici Luxury Rentals

Felipe Estrada | Aquatera Apartment Homes

Fernando Niebla | Town Center Villa

Francisco Mota | Pulse Millenia

Gaudencio “Bravo” Huerta

Greg Miller | Solana Highlands Apartments

Jeton Breznica | Presidio at Rancho Del Oro

Joey Martinez | Royal Oaks Senior Apartments

Jonathan Almendarez | Imperial Beach Gardens and Mariner’s Point

Juan Valencia | River Front Condominiums

Kevin Villa | The Hub

Manny Avalos | Creekwood Villas

Congratulations to all Mark of Excellence 2022 Nominees. You are the true “Mark of Excellence” in our industr y, and we are proud to recognize your accomplishments.

Marco Romero | Multi-Site Zone 4 Urban Properties

Miguel Gonzalez | Mission Arbor

Ricardo Pimental | Nobel Court

Ron Lawson | Scripps Landing

Santiago Flores | Current

Saul Correa Vargas | Seagate

Saul Rivera | Solaire

Ulises Robles | BLVD North Park Apartments

Maintenance Technician of the Year 101-300 Units

Luis Cadena | Palisade

Maintenance Technician of the Year 301+ Units

Ricardo Vidaurrazaga | The District Apartments

Carlos Sanchez | Portofino Apartment Homes

Cristhian Martinez | Portofino Apartment Homes

Erik Ramirez | Portofino Apartment Homes

Guillermo Lopez Roset | Loma Palisades Apartments

Isaac Barraza | Purl

Johnny Harbort | El Dorado Hills Apartment Homes

Less Tachiki Sandoval | Pacific Ridge Apartments

Louigie Castillo | Club River Run Apartment Homes

Manuel Bogarin Toscano | Pacific Ridge Apartments

Marco Rodriguez | El Dorado Hills Apartment Homes

Mario Colmenero | El Dorado Hills Apartment Homes

Paulino Perez | Loma Palisades Apartments

Priscilla Manriquez | Club River Run Apartment Homes

Rafael Quintero | Club River Run Apartment Homes

Roger Mendoza | Portofino Apartment Homes

Sean Belanger | Purl

Tonatiuh Arriaga | Club River Run Apartment Homes

Multi-Site Manager of the Year 1-300 Units

Alicia Bannister | TRU & Urbana

Carlos Rebollar | Aquatera Apartment Homes

Davis Newton | Vici Luxury Rentals

Jessica Rodriguez | Breeze Hill / Creekside

Multi-Site Manager of the Year 301+ Units

Chris Ramirez | H.G. Fenton Company

Kimberly Diaz | Loma Palisades Apartments

Porter of the Year 1-300 Units

Ana Vieyra | Solana Highlands Apartments

Andres Munos | Vici Luxury Rentals

Carlos Rizo De La Cruz | Seagate

John Robinson | Urbana East Village Rental Flats

Laura Zarate | Imperial Beach Gardens and Mariner’s Point

Maria Avitia | River Front Condominiums

Raquel Rubio | Imperial Beach Gardens and Mariner’s Point

Porter of the Year 301+ Units

Carmina Baza | Solana at Grand

Claudia Escobar | Pacific Ridge Apartments

Corin Julio | Loma Palisades Apartments

Daniel Cuevas | Club River Run Apartment Homes

Francisco Godinez | El Dorado Hills Apartment Homes

Property Management Company of the Year

American Assets Trust

H.G. Fenton Company

Property Management Team of the Year

The District Management Team | The District Apartments

The Orchard Team | The Orchard

Property Manager of the Year 1-100 Units

Anthony Paxton | Park Diplomat

Cynthia Sandoval | Angelina Terrace

Isaac Sterman | Bella Del Mar

Rosemary Krolik | Mission Arbor

Susana Morales | Shirley Heights

Tara Slayton | Fanita Meadows

Zornista Georgieva | Gardens Apartments

Property Manager of the Year 101-300

Addy Hayes | 10th & G Michaela Draper | AV8

Traci Rivera | Alexan Gallerie

Alexis Mott | BLVD North Park Apartments

Avonte King-Henry | Azul North Park and Azul Chula Vista

Carolina Villavicencio | Town Center Villa Caroline Peczkowicz | River Front Condominiums Guadalupe Nevarez-Vaca | Village Apartments

Heather King | Signature Point Jeremy Moore | Tierrasanta Ridge Apartment Homes Jessie Lucero | Imperial Beach Gardens and Mariner’s Point

Jill Steeves | Ocean Breeze Senior Village Jon Perea | Casa’s by the Sea

Justy Tevid | Broadstone Little Italy

Katarina Schmidt | Seagate

Katherine Ortiz Reyes | Villa Morrocco Liana Villar | Broadstone Makers Quarter Marie Berg | Vista del Coronado Marilyn Martin | The Hub Patrick Hoffman | Current Regina Whitesell | Creekwood Villas Sara Fulcher | Evening Creek Condo Rentals Tim Graves | Solana Highlands Apartments

Property Manager of the Year 301+ Units Candace Hollinbeck | Portofino Apartment Homes Danny Cahill | Club River Run Apartment Homes Genevieve Gundogar | Purl Jose Soto | Tierrasanta Ridge Apartment Homes Laura Castillo | Canyon Rim Apartments

Osiris Gomez Romero | Boardwalk at Millenia

Rachelle Merlo | Circa 37

Christopher Johnson | Missions at Rio Vista

Laura Gaffney Vargas | Metro Mission Valley

Terry Best | Diega

Property of the Year 1-100 Units

Stone Arbor

Bella Del Mar

TRU Bankers Hill

Urbana East Village Rental Flats

Property of the Year 101-300 Units

Alexan Gallerie

Signature Point

Aquatera Apartment Homes

Azul North Park

BLVD North Park Apartments

Broadstone Little Italy

Casa’s by the Sea

Creek View Apartment Homes

Evening Creek Condo Rentals

Mariposa

Pulse Millenia

River Front Condominiums

Scripps Landing

Seagate Solana Highlands Apartments

Solterra

The Hub

Vici Luxury Rentals

Property of the Year 301+ Units

The District Apartments

Boardwalk at Millenia Circa 37

Club River Run Apartment Homes

Diega

El Dorado Hills Apartment Homes

Pacific Ridge Apartments

Portofino

Purl

RiverEdge Terrace

Tierrasanta Ridge Apartment Homes

Repositioned Property of the Year 1-300

Park Villas Apartments

Point Loma Palms

Surfcaster

Repositioned Property of the Year 301+ Units

Loma Palisades Apartments

The District Apartments

AMERICANS WITH DISABILITIES ACT (ADA) COMPLIANCE LAWSUITS CONTINUE TO “SPARK” IN CALIFORNIA

By Anthony C. Guichard, President, ACR Concrete & Asphalt Construction, Inc.

Weare halfway through 2022 and the accessibility laws have been in place since 1991, and in truth, that should have been plenty of time (30+ years) for property owners with public accessibility to get their properties into compliance . However, most property owners have just addressed a small portion of the ADA compliance issues at their properties Most common of issues is a disabled parking stall; however, again I spend a lot of time and energy with my clients explaining that is not ADA compliance . The only way to protect your investments is to be proactive

Every day approximately 30 plus ADA lawsuits are filed in Federal court in Southern California and the same is true in Northern California Most property owners come face to face with the issues once a lawsuit reaches them, and only then is that when they start to look for information and at their issues Going to Google and researching ADA compliance brings up mountains of information, however, most of what is out there on the Internet is misinformation .

You will soon come to realize that to navigate through an ADA lawsuit you will need a TEAM of experts . Your TEAM should consist of an ADA Designer who can modify the parking lot and interior of your property to meet all current Federal and California building codes

I spend a considerable amount of time educating my clients on ADA compliance because each property here in California is unique . There is no “cookie cutter” way to achieve ADA compliance in the as-built arena unless you have a professional ADA designer to design compliance for your property By hiring only ADA designers and contractors, you will be in a much better position since the designer also performs the corrections in house thus eliminating additional possibilities for incorrect construction which then lends itself to potential multiple, future lawsuits You will also need an expert ADA attorney that knows how to navigate against these 5-to-6 or so law firms that are filing these cases daily.

Your TEAM should also consist of a qualified, CASp inspector that will perform the initial CASp inspection to identify the actual corrections and not simply rely on the allegations within the lawsuit A CASp inspector is a professional who has passed an examination and has been certified by the State of California to have specialized knowledge of the applicability of state and federal construction-related accessibility standards

The problems associated with not hiring a complete and qualified TEAM iare that none of the experts are working together nor do they have a history with a solid successful background to address complicated ADA issues. Ideally, when a lawsuit is filed, the first order of business is to locate and retain the complete TEAM From here the ADA designer and/or contractor will act as the quarterback and simultaneously bring

in the ADA attorney and order an initial CASp report . The ADA designer will perform a site visit and modify the complete Accessible Route to meet Federal and California building codes

The expert designer will suggest the property owner obtain a city permit for a variety of reasons that we will address shortly . The “key” is all the professionals should be separate entities so there are no conflicts of interest. For example, your CASp inspector should not be part of the payroll of the designer and/or contractor, nor have a financial stake in any of these entities. It is a conflict if a CASp inspects work the designer or contractor have performed . Additionally, ask the question if the CASp inspectors also work with law firms that file these lawsuits This has become a big concern, so be sure to ask the question This is also true with the designer and/ or contractor, and each of they in turn should not perform the CASp inspections. Another example about conflicts is ask yourself, how a designer or contractor perform the work and in good faith tell the owner they performed the work correctly . This is why the relationships on your TEAM should involve impartial third parties .

There is a considerable amount of information out there between the internet, CASp inspectors, attorneys and contractors on ADA and disabled access compliance, so be very careful California has its own current 2019 California Business Code Section 11 B that they adhere to; however, you must also consider Federal, especially when many of the ADA lawsuits are filed in Federal court California has its building codes that are confusing at times but that do address compliance, and also maintains records of such through building permits showing when alterations had taken place . Often, an expert may state that you do not have to make corrections since the property was compliant 20 years ago But, be very careful with this information since on the surface it may appear helpful, but relying on that statement and possibly doing nothing may not be in your best interest

Past building compliance is not something a city has record of nor do they have the year ADA compliance was met So, the only way to achieve a record of compliance is by obtaining a city permit that addresses ADA compliance . Here at ACR Concrete & Asphalt Construction Corporation, our TEAM highly suggests that a city permit be obtained by our expert designer with formal plans submitted for the local jurisdiction to approve . This permit record will be attached to

the property with a date creating a threshold of when ADA compliance was meet . From this point on, if the property owner obtains any other type of permit, then local jurisdiction should require updated compliance per any new codes which typically are very minor This process allows local jurisdiction to assist you in keeping compliant . Again, we highly suggest obtaining a city permit since virtually any work for purposes of ADA compliance requires a permit If you attempt to perform ADA accessibility work without a permit, the city or county could shut you down and place you as the owner and your tenants in a untenable position .

Furthermore, having a city inspector inspect your ADA construction and ultimately approving the project adds another set of eyes for an additional layer of protection

Here at ACR Asphalt & Concrete Construction, Inc , we do not stop there . We also insist on a CASp reinspection to catch any corrections that the city inspector may have missed . This is such a critical component in achieving ADA and Disabled Access compliance that we do not charge an additional fee for the reinspection Through our decades of experience providing ADA compliance, we troubleshoot how and why property owners end up with multiple lawsuits prior to reaching us The most popular is that the property owner may obtain a CASp report initially but hand it over to an asphalt contractor without a permit and “hope” they perform the work correctly – but, “hope” is not a strategy . Navigating down this path provides no final protection thus leaving the door open for additional, perhaps multiple, lawsuits We highly suggest working with a qualified TEAM that includes an ADA designer, ADA cContractor, CASp inspector, city inspector and expert ADA attorney This will save you time, money and frustration, and provide multiple layers of protection

Being proactive is what we have spent years educating the public on when it comes to ADA compliance . From our dozens of articles and monthly webinars, we are trying to get the word out there - BE PROACTIVE . Because once a lawsuit is filed – it becomes public notice, and the ADA compliance issues do not go away until they have been properly corrected . Merely having a disable parking space is NOT ADA Compliance and that is something that most asphalt and concrete contractors do not understand We have seen during the last 3 years that once a property has been sued for ADA Compliance issues, that the property is likely to be sued again within 6 to 14 months if the property and ALL of its ADA corrections have not been made

Anthony C. Guichard is the President and Founder of ACR Concrete & Asphalt Construction, Inc. He personally holds licenses; A, B, C-12, C-8 & C-32. ACR Concrete & Asphalt Construction, Inc has significant experience addressing complex ADA access compliance issues in the built environment. They are committed to improving access for individuals with disabilities by providing information, education, and access compliance solutions to commercial and rental property owners throughout the State of California. For more information, field investigation &/or CASP reports call (714) 377-9569, (562) 472-7730 or (310) 773-7900 or visit their website at www.acrconcreteinc.com

Welcome New Members

INDEPENDENT OWNERS

Axiom La Jolla | Greystar

David Gambling Company

Davin Richmond Company

Esprit Luxury Villas | Cypress View Prop

Haven Residential

Norma Cabral Co

Palmilla | Haven

Regents La Jolla | Greystar

River's Edge | Atlantic Pacific

Rubia Ronquillo Company

Sagara Company

SUPPLIERS

Lixil Water Technology Americas

PWS Laundry/Alliance Grand Design Kitchens

SunTerra | Haven Residential

Casa Aldea at City Village | RA Snyder

Cerca, Prisma & Zuma | Cardinal Group

College

Campanile | Cardinal

Fifty Twenty Five | Cardinal Group

M@College | Cardinal Group

Viva 5750 | Cardinal Group

Beard Property Management

Cardinal Group Management

Covest Properties Inc

Voices of the Industry

Pref e rre d Pa rt n er s socalrha.org

As a member of Southern California Rental Housing Association, you have access to discounts on the products and services provided by our Preferred Partners. Visit socalrha.org/preferred-partners for details!

CE LE B R ATIN G

CE LE B R ATIN

WASH Multifamily Laundry Systems

Sun An Sea Property Mgmt.

Alliance Investment Corp.

Edward R. Mateer Company

Carl Folsom Sr. Company

Chris Espineli Company

years

Union & Juniper | R. A. Snyder

Utah Street Apartments | R.A. Snyder Properties

Villa Serena | R.A. Snyder Properties

CE LE B R ATIN G

Fran Myrose Company

Vernon and Judith Au

Laura Waligorski Company

CULTR 1, LP

Professional Real Estate Management

Gary Gentile Company

Josie Rhodes Company

Aspen Park

R. A. Snyder Properties, Inc.

40th Street | R.A. Snyder Properties

4110-4114 1/2 Arizona Street| R. A. Snyder Properties

4768 Arizona | R. A. Snyder Properties, Inc.

7th Avenue | R.A. Snyder Properties, Inc.

8th Avenue | Spanish Court| R. A. Snyder Properties

Alabama Street | R. A. Snyder Properties Inc.

Apache Village | R.A.Snyder Properties

Balboa Plaza | R.A. Snyder Properties

Campus Avenue | R. A. Snyder Properties, Inc.

Canyon Breeze | R. A. Snyder Properties, Inc.

Capri Villa| R. A. Snyder Properties, Inc.

Casa Escondida | R. A. Snyder Properties, Inc.

Casa Helena | R. A. Snyder Properties, Inc.

Chateau Vue | R. A. Snyder Properties, Inc.

Cleveland House | R. A. Snyder Properties, Inc.

Colonial House| R. A. Snyder Properties, Inc.

Hamilton Street (CSP)| R.A. Snyder Properties Inc.

Hilltop Terrace | R. A.Snyder Properties, Inc.

Kansas Apartments | R. A. Snyder Properties, Inc.

Lincoln Heights | R. A. Snyder Properties, Inc.

Linda Vista Village | R.A. Snyder Properties, Inc.

London Terrace | R. A. Snyder Properties, Inc.

Mission Chateau | R. A. Snyder Properties Inc.

Monterey Apartments | R. A. Snyder Properties, Inc.

Oak Creek | R. A. Snyder Properties, Inc.

Oliver I | R. A. Snyder Properties, Inc.

Oliver II | R. A. Snyder Properties, Inc.

Park Blvd & Polk Ave | R. A. Snyder Properties, Inc.

Pennsylvania Avenue | R. A. Snyder Properties, Inc.

Shadow Glen | R. A. Snyder Properties, Inc

Summit Park | R. A. Snyder Properties, Inc.

Taft Avenue | R.A. Snyder Properties

The Village at Rancho San Diego | R. A. Snyder Properties, Inc.

1966 1967 1971 1975 1976 1976 1976 1976 1976 1977 1978 1985 1985 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988

Vista Del Mar | R.A. Snyder Properties

1988 1988 1988

an ANNIVERSARY This Month

West Street | R.A. Snyder Properties

Windsong Apartments | R.A. Snyder Properties

Shirley Ann Parham Company

years of membership

Don Riggs Company

600 Front Investments, L. P. Judy Simeroth Company

ABB Management

Wintercrest Village

Richard Porter Company Evelyn Shea Company Susan Tucker Company

Marlborough Arms & Associates, LLC

SEA Property Management Co. AMO

Kennedy Electric Richard Schneider Company Megan Court Apartments

Onyx Property Management

J & C Carpet Company

Rodgers Professional Service Lee Carver Company

Debra E. Adams Bruce Sato Company

Hammett Properties

Robert Curtis Company Robert Wilson Company Albert C. Myrick, Jr. Betty Star Company

Keith Mulfinger Company

Francisco Real Company RIO Company

Barbara Immonen Company Sofi Poway | Cushman & Wakefield Krystof Pavek Company Leonard & Shelly Pool Barry S. Spooner Company Kenneth W. Ralph Company Lagarda Enterprises, LLC McMillin Contracting Services

Todd A. Brisco & Associates, APC Solana Ridge Apartments | Greystar Delta Southern Properties Corp. Vivian Rich Company

Green Acre Properties, LLC Kathryn Nielsen Company

1988 1989

1993 1993 1993 1994 1996

1997 1998 1998 1999 1999 2000 2000 2000

2002 2002 2003 2003

2004 2004 2006

2008

SAN DIEGO GAS & ELECTRIC & 211 PARTNERING FOR YOUR SAFETY

We all need a little help sometimes. During wildfire season, some of us need a little more help. That’s why SDG&E® is working with 211 San Diego to help provide additional customer assistance if a Public Safety Power Shutoff is necessary.

To get connected to community, health, social and disaster services, please call 211 or visit 211sandiego.org.

CAPITOL NEWS California

By Aaron Reed & Associates, SCRHA's Lobbyist

TheLegislative session in Sacramento has come to an end . The Governor has until the end of September to sign or veto bills . Read on to learn more about the numerous bad bills that SCRHA defeated and the few bills that are currently on the Governor's desk .

BIG WINS - DEFEATED!

SB 1105 (Hueso) – San Diego Regional Equitable and Environmentally Friendly Affordable Housing Finance Agency

As the Legislature moves into full gear the SCRHA continues to review legislation and take positions on bills important to the industry. The SCRHA also continues to participate in the discussion surrounding the state’s rental repayment program and is working on clean-up legislation to SB 91, the COVID-19 Tenant Relief Act. While the focus has been on SB 91 and its implementation (and rightfully so) other bills are being introduced that impact the rental housing industry.

This bill would have created the San Diego Regional Equitable and Environmentally Friendly Affordable Housing Finance Agency (SD REEF) and grant it the authority to impose specified taxes and fees. SCRHA opposed this bill from the beginning and was joined by other housing and business groups as the bill progressed. The SCRHA wounded the bill significantly in Assembly Housing and Assembly Local Government Committee The bill passed on courtesy votes and went on to the Assembly Appropriations Committee where SCRHA worked to get the bill held on “suspense .” Through SCRHA lobbying and the grassroots efforts of members who called and emailed Assemblymembers, we were able to stop SB 1105 in the Assembly

AB 854 (Lee, D-San Jose) is another Ellis Act bill (one of many we have seen over the last few years) that would prohibit rental housing providers in rent control jurisdictions from using the Ellis Act to terminate tenancies and exit the rental market until all owners of the property have held their ownership interest for five years or more.

The bill would also prohibit an owner from using the Ellis Act if the owner subsequently purchases a property within 10-years of filing the notice of intent to withdraw the property from the market. Moreover, it would require an owner to identify all persons or entities with an ownership interest in the property when the owner plans to withdraw

SB 1335 (Eggman) – Credit History of Persons Receiving Housing Subsidies

The bill would have mandated that a rental housing provider offer prospective tenants who receive a

government rent subsidy the option to present alternative financial information in place of a credit report. It would have also required the housing provider to consider that alternative evidence in lieu of the person’s credit history when determining whether to offer the rental accommodation to the applicant

accommodations from the market. Finally, AB 854 would add penalties for violations of the law — $2,000 for each violation and attorney’s fees and costs in an amount fixed by the court.

AB 2383 (Jones-Sawyer) – Criminal Background Screening

According to the author, the bill is aimed at stopping speculators from buying rent-controlled properties and then using the Ellis Act to remove the residents. The young legislator does not understand that his bill would tie all rental housing providers, including small owners, to money-losing ventures.

You may recall that Senator Mark Leno proposed a similar bill in 2015 which was defeated by the SCRHA and other rental housing organizations. We will try to do the same to this one.

As introduced, AB 2383 was bad enough, limiting when housing providers could use criminal background checks during the rental process with convoluted, hard to follow rules . In an attempt to make the bill more attractive, the author amended it to codify a safe harbor provision for housing providers who followed the procedures outlined in the bill and gave compliant landlords protection from fair housing disparate impact liability when using a criminal background check as part of the screening process However, the author just couldn’t help himself and amended the bill expanding the definition of “prohibited criminal history information." The expanded definition now prohibits owners and managers from using any information whatsoever related to a person’s interactions with law enforcement This is unacceptable to SCRHA whose members use criminal background checks to help keep their communities safe for all residents . The bill was also held in the Assembly Appropriations Committee

Legislation introduced last week aims to tax property owners for the “privilege” of providing rental homes and create a searchable database of certain rental properties. AB 1199 (Gipson, D-Los Angeles) would impose an annual excise tax upon a person or entity owning 10 or more multifamily or single-family rental properties. The tax rate would be based on the gross receipts of the rental income, an amount yet undefined. The bill also would create a Homes for

AB 2597 (Bloom) – Mandatory Air Conditioning

AB 2597 would have required any building with a dwelling

unit to maintain adequate cooling and deemed that the lack of cooling a substandard condition for human habitation . SCRHA opposed the bill and lobbied for its defeat . We argued requiring owners to add “adequate” cooling to already existing housing that does not need it is an overreach to say the least The bill did not take into consideration that retrofitting an old dwelling unit with a cooling unit is not a simple matter . Most older apartments are not designed to allow for the later installation of a central cooling system and separate window inserts are not energy efficient. As a result of our opposition Assembly Member Bloom decided not to move forward with the bill .

SB 1026 (Wieckowski) – Residential energy efficiency disclosure statement

This bill would have granted, beginning January 1, 2024, a prospective tenant the right to obtain from the owner of a residential dwelling unit a residential energy efficiency disclosure statement for the residential unit offered. Rental property owners are already required to provide extensive notices and documentation before and upon signing a rental agreement . SCRHA argued that an energy efficiency disclosure provides no significant information for which the tenant can act upon

EARLY DEATHS

AB 1791 (Nazarian) – Rent Control

As introduced, AB 1791 imposed an annual $500 per residential unit tax on residential units As amended, AB 1791 would have allowed local governments to impose rent control on property owners who have 10 or more single family homes and who have annual gross receipts of $1 billion or more

AB 1858 (QuirkSilva) – Substandard Housing

AB 1858 could have extended existing inspections and code enforcement to any buildings used for human habitation, regardless of zoning, and creates tenant protections when buildings are deemed unsafe

AB 2050 (Lee) – Ellis Act

The gazillionth bill introduced in the last decade seeking to amend the Ellis Act and make it harder for rental housing providers to go out of business This iteration would have prevented an owner from withdrawing their rental properties from the market for 5 to 10 years depending on certain circumstances .

AB 2095 (Kalra) - would have required employers with more than 1,000 employees to report data regarding wages, benefits, scheduling, and safety for their entire workforce This was overreaching, onerous and unnecessary, opening the door for potential lawsuits SCRHA opposed the bill along with many others and

the bill was held in Assembly Appropriations Committee

AB 2386 (Bloom) – Tenancy in Common

Would have specified that regulation of the design and improvement of any multifamily property held under a tenancy in common subject to an exclusive occupancy agreement is vested in the legislative body of the local agency .

AB 2469 (Wicks) – Statewide Rental Registry

AB 2469 would have created a rental registry . This marked the 5th or 6th time she introduced such a bill and failed

AB 2527 (QuirkSilva) – Credit Reports

AB 2527 would have prohibited a housing provider from using credit reports in tenant screening and from asking about any information that would be included in a report, such as payment history or evictions

AB 2710 (Kalra) – First Right of Purchase

The bill would have created the “Stable Homes Act” requiring an owner who intends to sell a rented singlefamily or multi-family building to provide the first right to purchase the home or multi-family building to the tenants and to organizations registered with HCD .

AB 2713 (Wicks) – Rent Caps & Just Cause (“cleanup” to AB 1482)

This bill sought to further restrict the just-cause provisions of existing law as they related to owner move-in and substantial rehab .

SB 1324 (Durazo) – Debt Collection Practices: Rental Debt

Would have added “rent debt” to the debt collector requirements of existing law, perhaps subjecting housing providers to strict and complicated rules .

ON THE GOVERNOR’S DESK

AB 1738 (Boerner Horvath) – EV Charging Stations

AB 1738 would require mandatory building standards for the installation of electric vehicle charging stations within existing multifamily dwellings, hotels, and motels While a direct mandate as introduced, SCRHA opposition caused the author to amend slightly to require the state to research and develop mandatory installation standards for future adoption, likely meaning costly retrofits for rental properties at some point.

AB 2559 (Ward) – Reusable Screening Reports

(Update: Signed into law 9/14/22)

As introduced, the bill created a process for acceptance by a landlord of a “reusable tenant screening report .” However, the bill was unclear as to whether it was

voluntary . However, the author has amended the bill making clear that AB 2559 is voluntary and encourages tenants to post the reusable screening report to an independent third party on-line The amendments eliminate notice requirements on the part of the landlord as well .

SB 1017 (Eggman) – Domestic Violence

This would modify existing law to allow the perpetrator of domestic violence to continue to visit a dwelling unless they pose an “actual and imminent threat . These changes allow a perpetrator of domestic violence to engage in conduct that today warrants eviction of any other tenant; the perpetrator of domestic violence is protected above and far beyond other tenants in the building . Given the current challenges when it comes to evictions, even under existing law, the perpetrator could be at the property creating problems for the victim and other residents for months before the case comes before the judge. If a judgment is entered, the sheriff will have to extract just the perpetrator and the perpetrator’s possession from the property, rather than emptying the unit entirely While well intentioned, SCRHA believes the bill will only complicate the issue at hand Recent amendments may address some of our concerns .

SB 1477 (Wieckowski) – Enforcement of judgments: wage garnishment

SB 1477 will slash the allowable wage garnishment to 0% for $24 38/hr or less wage earners, needlessly exempting them from any wage garnishment, and making them judgment proof . In $17/hr . minimum wage localities, $27 .63/hr . wage earners would be completely exempt This exemption is not need-based and would apply to all debtors based on individual pay, no questions asked . This exemption would apply to high-income tenants, including those tenants who did not pay the rent and who refused to apply for state assistance

AB 2188 (Quirk) – Discrimination in employment: use of cannabis

This bill, on and after January 1, 2024, would also make it unlawful for an employer to discriminate against a person in hiring, termination, or any term or condition of employment, or otherwise penalize a person, if the discrimination is based upon the person’s use of cannabis off the job and away from the workplace, except for preemployment drug screening, as specified, or upon an employer-required drug screening test that has found the person to have nonpsychoactive cannabis metabolites in their hair, blood, urine, or other bodily fluids. The bill would exempt certain applicants and employees from the bill’s provisions, including employees in the building and construction trades and applicants and employees in positions requiring a federal background investigation or clearance .

AB 1949 (Low) – Employees: bereavement leave

Requires private employers with five or more employees and public sector employers to provide employees with at least 30 days of service up to five unpaid days of bereavement leave upon the death of a family member

If an employer has an existing leave policy providing for less than five days of paid bereavement leave, the employee shall be entitled to no less than a total of five days of bereavement leave, consisting of the number of days of paid leave under the existing policy, and the remainder of days of leave may be, but are not required to be, unpaid .

SUPPORTED BILLS

Accessory Dwelling Units

SCRHA supported AB 916 (Salas), a bill sponsored by our statewide partner, CalRHA, as well as two other Accessory Dwelling Unit (ADU) bills, SB 897 (Wieckowski) and AB 2221 (Quirk Silva) The bills, now awaiting signature from the Governor, will help streamline the ADU approval process .

Renters' Tax Credit

SB 843 (Glazer) would have increased the tax credit amount for qualified renters. The bill did not make it out of the legislature this year .

Use of the Term Landlord

SCRHA supported a bill sponsored by our sister association in Orange County that seeks to address the use of the term "landlord" in state code . AB 2503 (Garcia), if signed by the Governor, will require the California Law Revision Commission to, on or before December 31, 2024, deliver to the Legislature a study regarding the establishment of consistent terminology across the California codes to describe the parties to an agreement, lease, or other contract for the rental of residential real property

Emergency Declarations

SCRHA supported several bills all designed to streamline and improve the process when the Governor makes an Emergency Declaration . The use of emergency declarations, which trigger price gouging rules, has become a common tool of California Governors over the years Often times, the emergencies have little to no correlation to housing, yet impact the ability of housing providers to reset their rents at vacancy . Of the bills we supported, only AB 1687 from Riverside area Assembly Member Seyarto passed If signed, during a state of emergency, the Governor may only suspend a regulatory statute in connection with the specific conditions of the emergency proclaimed . SCRHA will continue to look for opportunities to sponsor or support bills to make sure emergency declarations don't harm housing providers

VOTE NOV. V8 oter Guide

VOTE NOV. V8 oter Guide

California State Senate

32nd District Kelly Seyarto

California State Senate

40th District Brian Jones

32nd District Kelly Seyarto

40th District Brian Jones

California State Assembly

California State Assembly

74th District Laurie Davies

75th District Dual Endorsement Marie Waldron and Randy Voepel

74th District Laurie Davies

80th District David Alvarez

75th District Dual Endorsement Marie Waldron and Randy Voepel

80th District David Alvarez

County of San Diego Assessor Jordan Marks

County of San Diego Assessor Jordan Marks

Board of Supervisors District 4 Amy Reichert Board of Supervisors, District 5 Jim Desmond

Board of Supervisors District 4 Amy Reichert

Board of Supervisors, District 5 Jim Desmond

City of San Diego San Diego City Council District 2 Jennifer Campbell

District 4 Monica Montgomery Steppe District 8 Vivian Moreno

City of San Diego San Diego City Council District 2 Jennifer Campbell District 4 Monica Montgomery Steppe District 8 Vivian Moreno

Carlsbad

Imperial Beach Mayor Shirley Nakawatase

Imperial Beach Mayor Shirley Nakawatase

National City Mayor Alejandra Sotello Solis Council District 3 Ditas Yamane

National City Mayor Alejandra Sotello Solis Council District 3 Ditas Yamane

Mayor Keith Blackburn

Carlsbad

Mayor Keith Blackburn

Santee winners!

Santee winners!

Chula Vista Council District 2 Stephen Stenberg

Council District 1 Rob McNelis Council District 2 Ronn Hall

Chula Vista

Council District 2 Stephen Stenberg

Escondido

Council District 1 Rob McNelis Council District 2 Ronn Hall

Vista

Vista

Mayor Paul McNamara

Escondido

Mayor Paul McNamara

Scan the QR code to register to vote or to check your voter status.

Scan the QR code to register to vote or to check your voter status.

Mayor John Franklin Council District 4 Armen Kurdian

Mayor John Franklin Council District 4 Armen Kurdian

Questions?

Questions?

Visit: socalrha.org

Call: 858.278.8070

Visit: socalrha.org

Call: 858.278.8070

Office Conversions: A Multifamily Housing Solution That Never Happened

by Yardi breeze

“DARK WINDOWS. QUIET LOBBIES. HUSHED HALLS.”

Theseopening lines of a New York Times article from April 2021 describe once-thriving offices in downtown New York . At the start of the pandemic, offices nationwide shuttered and we entered the era of remote work . The article suggests residential housing could come from commercial office conversions . Ideally, such office conversions would help solve the affordable housing crisis and put those “dark, quiet, hushed” buildings to good use .

It sounds like a smart plan, but it hasn’t happened, at least not on a meaningful scale And it doesn’t look like office conversions to affordable housing are in many developers’ plans . The conversion solution is creative, but it just doesn’t work This article looks at why commercial buildings aren’t going to solve the housing crisis and what is happening to unused offices spaces instead .

We’ll also show you some housing solutions that actually work (and are happening now) .

OFFICE CONVERSIONS: NICHE MARKETS FOR LUXURY HOUSING

According to a July 2022 CommercialEdge report, “Conversions of office buildings to apartments … have proven to be difficult because most such projects are not profitable . ”

The report continues, “Some developers work around this by placing amenities in the center of a building, but this is likely a solution only for luxury apartments . ”

This analysis reveals the two central issues with offices conversions . The first is how difficult it is for property management companies to make a profit The second is the likelihood that converted office buildings will primarily cater to wealthier renters As a result of these two issues, property developers tend to look for the easiest win . They find it in densely populated cities with thriving downtown districts That’s where their projects command the highest market rates and see the best returns Prime commercial real estate is highly profitable, and current residential conversions are making the most out of the opportunity Manhattan’s iconic One Wall Street building, with more than 1 million square feet

of office space, is being converted into 566 luxury condos . In Salt Lake City, Hines a 24-story building

be converted into a 255-unit luxury

CONVERSIONS ARE DIFFICULT, SOMETIMES IMPOSSIBLE

High ceilings, deep floor plates, unworkable layouts, electrical/plumbing issues and more all make it difficult to convert commercial buildings into residential housing . According to the CommercialEdge report, “Office conversions that provide much needed workforce housing likely won’t happen on a large scale unless there are deep discounts on distressed properties or until the state and local governments provide substantial incentives ” Currently, there is no indication that government subsidies and/or mandates are on the horizon .

It seems that the dream of converting millions of square feet of unused or underused commercial property is going to remain just that — a fleeting dream inspired by the early days of the pandemic .

WHAT ABOUT OFFICE-TO-INDUSTRIAL CONVERSIONS?

Commercial Property Executive (CPE) states that it’s not easy or financially viable to convert offices into industry spaces . “Office-to-industrial conversions are pricey endeavors,” says CPE “For starters, the buildings generally have to be demolished … a project has to be sited in a location that can achieve premium rental rates to make economic sense ”

Jason Tolliver, Cushman & Wakefield’s Americas Logistics & Industrial Investor lead, said industrial conversions are happening where there are “high barriers to supply, most notably in Southern California, in Northern New Jersey — areas where you’re close to the population, you have a voracious

tenant appetite for demand, really high replacement cost and no real opportunity to go down to the next exit and develop ”

As with residential housing conversions, it’s difficult for most businesses to profit from such conversions, so the barriers to entry are unusually high .

AFFORDABLE HOUSING SOLUTIONS THAT WORK

The need for affordable housing has reached a crisis level . A recent NPR report reveals that 25% of renters pay more than 50% of their income toward housing

Property managers, owners, investors and certainly renters all know how important it is for people to be able to afford to live where they live . And it’s clear that office conversions aren’t the answer

So what does work? We’ll approach the answer to that question by looking at the vital roles property management software solutions and PACs play in the industry

AFFORDABLE HOUSING IS COMPLEX, BUT SOFTWARE MAKES IT EASIER

Affordable housing operators face unique difficulties that few others in the industry face . The amount and complexity of the paperwork to keep up with can be overwhelming Small mistakes lead to big fines that can break the business . While there are surely many reasons for the housing shortage, the limited interest in the sector from potential owners and operators certainly contributes to the housing shortage According to the NPR report, only 25% of households that qualify for Section 8 actually get a voucher More affordable property managers are needed to help address this issue .

If the complexity of the affordable housing industry is scaring anyone away from entering the industry, know this: the latest affordable housing software

turn to page 41

way to

your properties

Self Storage Condo/HOA Manufactured

forward-thinking. Now, Gen Z is not as concerned with recreation or downtime at the office, rather a financial investment in their future. However, stock options and a standard 401(k) won’t cut it when they are actually searching for “student loan assistance, tuition reimbursement, and maternity and paternity benefits.” This generation values a work-life balance and is highly optimistic for the future, so these types of benefits will not only attract but also encourage them to stay and take advantage of these opportunities.

Continued from page 38 has been steadily changing everything for property managers . It helps operators automate tasks that once took hours It eliminates or greatly reduces manual data entry at the leasing and renewal stages . The right tech can even integrate online compliance workflows during the leasing process

Affordable housing managers can even choose to outsource compliance paperwork to their software provider for fast, guaranteed processing

None of this streamlining and automation was possible until a few years ago . Now, it’s helping make affordable housing a more rewarding and manageable career option . Any way you look at it, cloud-based technologies and simplified workflows are essential to helping resolve the affordable housing crisis

Gen Z job seekers cite a company’s commitment to diversity as an important factor in deciding whether or not to accept an offer.” Here it is very important for a company to talk the talk and walk the walk. Diversity and inclusion cannot just be a phrase in your company’s mission statement or a committee that meets once a quarter. This dedication needs to be seen in initiatives like asking one’s pronoun preference, adequate accommodations for those who are differently-abled, policies to ensure fair and equal pay, etc.

INDUSTRY PACS ARE ALWAYS ACTIVE

They Want to See Diversity and Inclusion

Yardi Breeze partners with numerous property

This highly educated, highly diverse generation is craving a passion and dedication to diversity and inclusion from their employers. As a result, “86% of

management associations whose experienced leadership work with Congress . Together, they look for answers to the housing crisis, among other issues . Their political action committees (PACs) look for researched, effective and bipartisan approaches on a range of subjects including affordable housing . Check out the PAC work of your preferred association for more information and ways to get involved .

feel if it’s a right fit, the offer should be made. “Nearly one in five Gen Zers expect a job offer one week from the initial phone screen. The majority expect an offer within two weeks.” Whether this expectation is realistic or not, companies that make an actionable change to speed up their hiring process will win top Gen Z talent.

*Statistics pulled from Yello

Generation Name Birth Years

The political arm of the Southern California Rental Housing Association is our Political Action Committee (SCRHA–PAC) The SCRHA–PAC is a non-profit, non-partisan committee . The purpose of SCRHA–PAC is to support candidates for local office and the California State Legislature, as well as ballot measures that will have a positive impact on the rental housing industry . Contribute to the SCRHAPAC online today at www .socalrha .org .

They Want an Offer, and They Want it NOW

Baby Boomers 1946-1964

Gen X 1965-1980

Standard HR procedures make it difficult to establish a hiring committee and follow the correct protocol when extending an offer. Gen Z wants no part of that. They

Millennials 1981-1996

Gen Z 1997-2012

Yardi Breeze is property management software designed for you . Our refreshingly simple platform puts you in charge of marketing and managing your entire portfolio, support for residential, commercial, affordable, self storage, HOA/condo and manufactured properties Rest easy knowing your reports are accurate with Yardi’s trusted, built-in accounting system to track your revenue and expenses And since Breeze is in the cloud, you can work from any where and get fantastic support when you need it

FEDERAL COMMUNICATIONS COMMISSION (FCC) TAKES NEW, ADVERSARIAL POSITION ON COMMERCIAL PARTNERSHIP REGULATIONS

The FCC announces new regulations on cable home wiring, certain exclusive access payment schemes and exclusive marketing arrangements.

By Thomas J. Dougherty Jr., Fletcher, Heald & Hildreth, PLLC

The Federal Communications Commission (FCC) regulates the activity of cable companies, other video services providers and telephone companies within residential and commercial multiple dwelling units (MDUs) . There are FCC rules governing the disposition of cable home wiring used within an MDU to serve an apartment after the cable company ceases to serve the resident (Rule 76 802)

In addition, FCC rules ban common carriers from entering into or enforcing agreements with a building owner who restricts the right of the resident to obtain common carrier services (e g , telephone service) from an alternative provider (Rule 64 .2500), and prohibit cable companies and other video services providers from enforcing or executing contractual provisions that grant them the

exclusive right to provide any video programming service (alone or in combination with other services) to an MDU resident (Rule 76 2000) The purposes of these various rules have been to promote resident choice in its selection of communications service providers and competition for subscribers in MDU environments

On Feb 15, 2022, the FCC promulgated additional regulations intended to promote those goals . By Report and Order and Declaratory Ruling (Report and Order), the FCC expanded this regulatory scheme (i) to clarify that the sale-and-leaseback of cable home wiring is and has been subject to prohibition by FCC regulation; (ii) to ban exclusive revenue sharing agreements; (iii) to ban graduated revenue sharing agreements; and (iv) to require the disclosure of the terms of exclusive marketing agreements to residents . The nature and scope of each of these actions are described below

The Safe & Simple way to Collect and Report Rent Payments

1. THE BAN ON THE SALE-AND-LEASEBACK OF HOME WIRING

(a) The Ban . A “sale-and-leaseback arrangement” is any arrangement whereby a video provider already serving the building conveys its inside wiring to the property owner (by sale or other vehicle) and then leases it back on an exclusive basis. The FCC finds that sale-and-leaseback arrangements that deny residents the opportunity to exercise their rights under Rule 76 802(a)(2) are prohibited Those Rule 76 .802(a)(2) rights include the right of the resident or the building owner to buy the cable home wiring at replacement cost when the resident terminates the video service provider’s service Cable home wiring is the wiring within the resident’s unit to a point 12 inches outside of the unit and, in addition, the wiring extending from this 12-inch point to the junction box if this wiring is behind sheetrock or another permanent barrier.

(b) Retroactive Application . As this is an interpretation of existing rules, and not the creation of a new rule, this ban applies retroactively; in other words, even though you might not have interpreted the FCC Rule 76 .802(j) to ban the practice, that is how the FCC reads it, and this newly declared prohibition has thus existed since the rule was adopted in 1996 The FCC recognizes that this interpretation will catch almost everyone off guard and, to be fair, will focus its “scrutiny on sale-and-leaseback arrangements entered into after the Commission began examining this practice [on June 23, 2017], [and]… will forego focusing on arrangements made prior to this time ”

(c) Covered Entities . This interpretation is of Rule 76 802(j), which applies only to cable company and other multichannel video programming distributors (MVPD) . Accordingly, this interpretation of the rule does not extend to common carriers (except if they provide video program services) or internet service providers (ISPs) who are providing residents with just internet service and applications run on the internet (such as Voiceover-Internet Protocol [VoIP] telephone service) but not multichannel video programming service . Similarly, as an apartment building owner is not a cable company or an MVPD, it is not subject to this rule or the enforcement of this rule .

2. THE BAN ON EXCLUSIVE REVENUE SHARING AGREEMENTS AND GRADUATED REVENUE SHARING AGREEMENTS

residents, on the condition that the building owner not accept similar consideration from any other provider. The FCC already bans exclusive access agreements and found that exclusive revenue sharing agreements are anti-competitive and amount to de facto exclusive access agreements . This ban is limited to the provisions in an agreement that create the banned right and is not intended to render the other provisions of whole contracts unenforceable .

(b) Ban on Graduated Revenue Sharing Agreements .

The Report and Order bans cable companies, other MVPD providers and common carriers from entering into or enforcing “tiered” or “successbased” agreements, in which the provider pays the building owner a greater percentage of revenue as its penetration in the building increases The FCC found that these agreements are anticompetitive and amount to “de facto” exclusive access agreements because they discourage competitive entry to apartment buildings and circumvent the prohibition on exclusive access agreements . This ban is limited to the provisions in an agreement that create the banned right and is not intended to render the other provisions of whole contracts unenforceable .

(c) Retroactive Application . These enforcement prohibitions apply to both new agreements and existing agreements The ban on the entry into these types of arrangements begins 30 days after the Report and Order is published in the Federal Register The enforcement ban applicable to existing agreements begins 180 days after that publication date

(d) Covered Entities These bans apply to cable companies, other MVPD providers and common carriers These bans do not apply to apartment building owners or ISPs who do not also provide multichannel video programming service

3. THE REQUIREMENT TO DISCLOSURE THE TERMS OF EXCLUSIVE MARKETING AGREEMENTS TO RESIDENTS

(a) Ban on Exclusive Revenue Sharing Agreements

The Report and Order bans cable companies, other MVPD providers and common carriers from entering into or enforcing agreements with building owners in which the provider offers the building owner consideration in return for the provider obtaining access to the building and its

(a) Definition of Exclusive Marketing Agreement. The FCC defines the exclusive marketing agreement as an arrangement, either written or in practice, between a building owner and a cable company, another MVPD or a common carrier that gives the service provider, usually in exchange for some consideration, the exclusive right to certain means of marketing its service to residents . The Report and Order does not ban them but requires the provider to disclosure them to residents .

(b) The Duty to Disclose . The FCC will require the service provider to disclose that it has the right to exclusively market its communications services to residents in

ROOM AIR CONDITIONER SPECIALS

T HOUSANDS STILL AVAILABLE!

COOLING ONLY

Midea 5,000 BTU: $225

5,000 BTU: $232 00 $19900

LG 8,000 BTU: $361 00 $31900

Midea 10,000 BTU: $423 00 $34900

LG 10,000 BTU(WiFi): $49100 $39900

Midea 10,000 BTU Casement:$53600 $42900

LG 12,000 BTU: $55300 $45900

LG 12,000 BTU (WiFi):$58500 $47900

LG 14,000 BTU(WiFi):$74400 $56900

LG 18,000 BTU: $72800

COOLING w/ HEAT

Midea

Continued

the building, that such a right does not mean that the provider is the only entity that can provide such services to residents, and that service from an alternative provider may be available .

(c) Where Disclosures Must Be Made The disclosures must (1) be included on all written and electronic marketing material from the provider directed at residents or prospective residents; (2) identify the existence of the exclusive marketing arrangement and include a plainlanguage description of the arrangement and what it means; and (3) be made in a manner that it is clear, conspicuous and legible

(d) Retroactive Application This obligation applies to existing and new exclusive marketing arrangements . For new arrangements, the FCC will enforce compliance with the disclosure requirement after the Office of Management and Budget completes its review of the new requirement . The FCC will not enforce compliance with the disclosure requirement for existing exclusive marketing arrangements until the later of (1) the Office of Management and Budget completing its review of the new requirements, or (2) 180 days after publication of the Report and Order in the Federal Register

(e) Covered Entities This disclosure requirement applies to cable companies, other MVPD providers and common carriers . It does not apply to building owners or to ISPs who are not also providing multichannel video programming service .

4. HOW TO REACT TO THESE NEW FCC PRONOUNCEMENTS

The FCC recognizes that its actions are upsetting established contractual expectations To provide building owners and providers with time to resolve the resulting confusion, the FCC has deferred the effectiveness of these constraints on the enforcement of existing contract provisions until 180 days after the Report and Order is published in the Federal Register During this time, we would expect to see how the providers and building owners establish new practices to adapt to these new rules .

It is suggested that you promptly identify your agreements that are affected by the bans and disclosure requirements. It is not recommended to put much focus on the exclusive marketing provisions of the contract, as the FCC confirmed that the requirements to disclose exclusive marketing agreements imposes no obligations on the building owner Instead, you should focus on exclusive and graduated revenue provisions and, for contracts executed after June 23, 2017, wiring sale-leaseback agreements . Agreements you have with broadband internet service providers (who

do not bundle common carrier or video services) are not subject to the bans . It is further suggested that you contact your counterparty providers soon so that discussions can be held . You cannot unilaterally resolve the contract issues the FCC has created

These bans are only on the enforcement by the regulatee of certain provisions The FCC envisions that the remainder of the contracts containing these provisions will be unaffected, but that may not be the case in many situations . In some cases, the provider may be relieved of its duty to pay the building owner because the provider is barred from enforcing the exclusivity associated with the payment . In other cases, the unenforceability of a provision could go to the heart of the agreement, rendering the whole agreement void or voidable . These are issues of state contract law, and there is considerable variability from state to state in how courts treat such contract issues . There may be an argument under state law that as long as the building owner honors the exclusivity provision, the provider has to make payments it agreed to make for that provision

There are good arguments that the parties can continue to voluntarily obey these existing exclusivity provisions without violating the FCC rules . The rules place no expressed duty on the building owner to observe these provisions . The rules do not say that the building owner cannot receive the payment for exclusivity and do not say that the provider cannot pay for the exclusivity .

The only prohibition is on the provider “enforcing” the exclusivity . While the FCC has not said what it means to “enforce” one of these provisions, enforcement is generally defined as compelling observance of or compliance with a law, rule or obligation . Voluntary compliance with a provision, thus would generally not be considered the enforcement of a provision or a violation of the rule .

Generally, the FCC enforces its regulations through consent decrees (which are voluntary) and imposing monetary forfeitures on those who violate its regulations Forfeiture proceedings under 47 USC 503 cannot proceed against a “non-regulatee” building owner until it has received a citation and it continues the violation after the end of the notice period in the citation Section 503 contains no language authorizing the FCC to assess a forfeiture against those that aid or abet a rule violation .

In short, building owners appear to be insulated from the requirements of the Report and Order and voluntary compliance with banned provisions appears not to be prohibited by the rules, but it cannot be said how the FCC’s enforcement regime for these bans will roll out or evolve .

HOW YOUR TENANT SCREENING HANDLES THE SEX OFFENDER REGISTRY AND THE PEOPLE ON IT

by Nicole Seidner, For Contemporary Information Corporation

The

United States is moving closer towards a renter-friendly nation with renter-friendly laws . As renters cheer every time tenant screening laws shift in their favor, landlords and property managers across the nation have to adjust to the turning, pro-renter tide . Despite that, screening is a necessity and there is always one argument you can pose To be in the rental housing industry means you need to have the information to enable smart leasing decisions and keep yourself safe from litigation . You need to know about the sex offender registry.

A DIFFERENT BEAST

When it comes to the sex offender registry, these records are an entirely different beast than other criminal record databases. There are different levels to these records, known as levels one, two, and three Across states, levels one, two and three depend on age, risk of repeat offense, and if they are a danger to the public. The most notable factor is, however, that only Level Three Sex Offenders are made known to the public, while the lower levels may be found at county levels

It gets muddier in some states as records can have different expungement laws. Missouri allows “Romeo and Juliet laws” exceptions If you’ve had ‘consensual’ physical relations with someone older than fourteen, you can have your sex offender registration expunged after two years Crossing state lines changes things, and sometimes city lines as well In Seattle, Fair Chance Housing Ordinance SMC 14 09 states that landlords cannot outright “categorically exclude” anyone with a record, including sex offenders. Depending on the state, rental applicants who are on the sex offender registry also have to abide by different rules.

RULES TO LIVE BY AS A SEX OFFENDER IN

CALIFORNIA ILLINOIS

Fees of up to $10,000, no noted registry fines.

Fines of $25,000 $100 costs to register as an of fender and yearly registry fees of $100 .

Must disclose their social media identifiers.

Not allowed within 2,000feet of a School .

Must report within 5 days of a residential move

No social media while under parole or probation

Not allowed within 500-feet of a school .

Must report within 3 days of a residential move

While the applicants are responsible for abiding, and keeping up with, state-specific sex offender registry laws, they can also be used as guidelines for leasing standards for each of your properties

HOW IMPORTANT

As a landlord, you need to make the most informed decision that you can Anyone would want to know who they are renting to You want to know if they’ve been convicted of any crimes, and if it was nonviolent or otherwise . As a landlord, your job is to provide safe housing, but you can’t always know who your applicants are from first glance. That’s why you should rely on a tenant screening service with a thorough criminal record search. With criminal databases like the sex offender registry backing your rental decisions, you’re doing your job protecting your assets and the local community .

ApplyConnect works hard to handle those concerns . With maximum possible accuracy, our criminal public records are updated daily from courts big and small from across the United States, Washington D C, Native Tribes and the sex offender registry. Every ApplyConnect report comes complete with a full Experian credit report, VantageScore credit score, and a nationwide criminal and eviction database search With built-in rental applications and a legal filtering tool to ensure you stay compliant with the latest laws, ApplyConnect is the perfect tenant screening solution for agents and owners who wish to rent their properties with confidence.

Nicole Seidner is a copywriter at ApplyConnect, an affiliate of Contemporary Information Corporation (CIC) . She holds a degree in Writing from Savannah College of Art and Design with a focus in creative nonfiction Her free time is spent taking pictures of her dogs or reading deep-dive analysis on movies that she hasn’t seen . This article has been contributed by CIC .

FIVE CRITICAL THINGS TO REMEMBER WHEN DECIDING TO DO A 1031 EXCHANGE

BY DWIGHT KAY CEO Kay Properties and Investments, LLC

Ifyou’ve picked up a financial publication recently, chances are you’ve seen references to 1031 Exchanges . A 1031 exchange is a legal way for investors to defer their capital gains taxes on the sale of real estate held for investment or business purposes It allows one to defer taxes on a property sale as long as they follow specific 1031 rules and guidelines . In other words, you have the potential to keep all your profits working for you with the purchase of your next investment property, without the IRS coming after you looking for their share of the pie Here are five things to remember before a 1031 exchange .

1. TAXES ARE APPLICABLE IN A NON-1031 EXCHANGE

When an investor sells a property that has gone up in value this results in several types of taxes These include capital gains taxes, which the investor must pay if they sell the asset at a price higher than they initially paid for it Federal capital gains are taxed at 15-20% of the increase in value, while state capital gains are taxed between 0- 13 3% of the increase in value .

Depreciation recapture taxes are taxes due when the

Please turn to page 53

Dwight Kay is the Founder and CEO of Kay Properties and Investments, LLC . Dwight is a published author with multiple published white papers and articles on 1031 exchanges, Delaware Statutory Trust (DST) properties and real estate securities . He has been interviewed on local and nationally syndicated radio stations on the matters of 1031 exchanges and replacement proper ties . He also is the author of the published book “Delaware Statutory Trust (DST) Properties: An Introduction to DST Properties for 1031 Exchange Investors ” Dwight began his career in commer cial real estate working for a national commercial real estate brokerage firm focusing on multifamily and commercial real estate

Continued

seller had claimed depreciation expenses on the sold property . Depreciation recapture is currently taxed at 25% of the amount you have depreciated over the years . Other taxes incurred on property sales include the 3 8% Medicare surtax

The beauty of a 1031 Exchange is that you can defer all of these taxes But if you choose to sell your property without a 1031 exchange, ensure you consult a reputable attorney and CPA so you can know what your full tax bill will be when adding up federal capital gains, state capital gains, depreciation recapture and the medicare surtax

2. YOU NEED A QUALIFIED INTERMEDIARY

A 1031 exchange isn’t as simple as selling and reinvesting in another property You must first transfer the relinquished property to an intermediary or an accommodator so they can execute the sale on your behalf . This is a process whereby your sale contract is assigned to the qualified intermediary and when the property closes your funds are then wired to your account at the qualified intermediary . From there you will instruct which properties you would like the qualified intermediary to purchase on your behalf Kay Properties is not a qualified intermediary however we work with many throughout the country so if you would like a referral please let us know .

3. YOU CAN ONLY PURCHASE A LIKE-KIND ASSET

For you to defer taxes via a 1031 exchange, you must reinvest the profits from the sale in like-kind property . In other words, if you sell a property held for investment or business purposes in a 1031 exchange, the replacement property must be of the same character . For example, you could sell an apartment building and purchase a commercial building or you could sell a rental home and purchase a DST 1031 investment

4. REMEMBER DEADLINES

1031 exchanges are subject to strict deadlines . If you sell a property today, you’re expected to have identified the replacement property within the next 45 days and reinvested the proceeds within 180 days But if you’d already identified the replacement property, you can reinvest immediately .

5. UNDERSTAND YOUR 1031 EXCHANGE OPTIONS

Once investors have decided to do a 1031 exchange they should consider their options

First, they could purchase another type of investment property that they would manage on their own .

Second, they could purchase a triple net lease property whereby a national tenant such as Walgreens or FedEx has leased the property for typically 10-15 years . The problem with the triple net leased properties is that it causes investors to place a large portion of their net worth into a single property which could be disastrous (think Blockbuster Video)

Third, if the investor is wanting to get out of active management and the day to day issues of dealing with tenants, toilets and trash as well as they are wanting to diversify their investments into multiple properties then a DST 1031 exchange may be a solution The DST (or Delaware Statutory Trust) is a type of property whereby the management is handled by a third party trustee and since the typical minimum investment of a 1031 DST offering is $100,000 investors are able to purchase a diversified portfolio of Delaware statutory trust properties that may include a piece of Walgreens for 100k, piece of a FedEx distribution warehouse for 100k and a piece of a 800 unit portfolio of multifamily properties located throughout the south east and Texas* .

If you are interested in learning more about your 1031 exchange options please get in touch with us today to learn more

To learn more about Kay Properties please visit: www.kpi1031.com

This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. This email contains information that has been obtained from sources believed to be reliable. There are material risks associated with investing in real estate, Delaware Statutory Trust (DST) properties and real estate securities including illiquidity, tenant vacancies, general market conditions and competition, lack of operating history, interest rate risks, the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. For an investor to qualify for any type of investment, there are both financial requirements and suitability requirements that must match specific objectives, goals and risk tolerances.. Securities offered through FNEX Capital , member FINRA, SIPC.

EARTHQUAKES HAPPEN EVERY DAY IN CALIFORNIA Act now to be resilient

by Ali Sahabi, Optimum Seismic

Thismonth, an estimated 18 million Americans will take part in the Great ShakeOut, a national safety drill designed to heighten awareness of the many ways to prepare for a major earthquake .

We’ll hear many important messages about earthquake risk and personal safety, culminating with the annual drill, which happens on the third Thursday of every month –October 20 this year . (Visit ShakeOut .org for more information )

While having adequate supplies on hand and learning the drop-and-cover techniques recommended to avoid injury from falling objects are very important, these once-a-year practices are not a panacea to larger, more looming issues

There is a 99% chance an earthquake of magnitude 6 .7 or greater will strike California by 2044 . Experts say the “Big One” is indeed coming, and it’s going to be like nothing any of us have ever experienced before . Tens of thousands of our buildings are at extreme risk of failure or collapse when it happens

Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in seismic resilience and sustainability He is Co-Founder and Chief Operating Officer of Optimum Seismic, Inc , which has completed more than 3,500 seismic retrofit engineering and construction projects, including adaptive reuse and renovation projects, for multifamily residential, commercial, and industrial buildings throughout California

TEMECULA WINE TASTING

Continued

San Diego faces the risk of a 6 9-magnitude earthquake along the Rose Canyon fault, which could devastate the city, according to the Earthquake Engineering Research Institute, which projected these losses:

• 45% of all residential buildings damaged

• 23,000 residential units severely or completely damaged

• 36,000 households displaced

• 40% of commercial and industrial buildings damaged, (20% extensively or beyond repair)

• $38 billion in damage

• $5.2 billion in lost income

This month, I want us to be especially candid with each other and ourselves .

During this month’s ShakeOut, we’ll pack emergency kits for our children’s schools, in the trunks of our cars, and practice the duck-and-cover technique at work . Yet, how many are going to take steps to prevent the threats we face to our daily lives in the San Diego area from becoming much more grave disasters that can disrupt our lives and economy for many years and even decades to come?

• Will your apartment building be habitable or rubble after the quake?

• Will older tilt-up warehouses and high-rises still be functioning?

• Will you or a loved one be among the million people left homeless?

California officials and business leaders need to take serious actions to sustain San Diego and other communities both socially and economically .

Optimum Seismic has been recommending these vital steps for this process for many years:

• Prepare inventories identifying vulnerable structures and other hazards in our communities .

• Raise public awareness of the risks faced locally and the actions that can be taken now to build resilience

• Implement incentive programs to assist building owners in retrofitting their older buildings to protect the public .

California ranks as the sixth largest economy in the world . In fact, 17 percent the nation’s job growth and 24 percent of its gross domestic product increase between 2012 and 2016 can be attributed to California, according to Stephen Levy, director of the Center for Continuing Study of the California Economy .

If the Golden State were to suffer a catastrophe of epic proportions from an earthquake, the impacts would be felt throughout the nation . Resiliency against earthquakes is not only a California issue, but also a matter of national, and potentially global concern .

The time for taking action is now . Call Optimum Seismic at 833-978-7664 for a complimentary evaluation of your building today .

Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in seismic resilience and sustainability. He is Co-Founder and Chief Operating Officer of Optimum Seismic, Inc., which has completed more than 3,500 seismic retrofit engineering and construction projects, including adaptive reuse and renovation projects, for multifamily residential, commercial, and industrial buildings throughout California.

655 WB Operating LLC (619)702-0655

A ADD Realty, Inc. (619)232-6811

All Points Real Estate (619)298-7724

Alliance Investment Corp. . . . . . . . . . . . . (858)597-4900

AltaCima Apartment Homes .......... (858)565-8333

American Assets Trust (858)350-2564

Antelope Ridge (Sentinel Real Estate) (951)672-8181

Arbor Terrace (619)293-3612

Arbors at California Oaks Apartment Homes

................................... (951)461-3264

Asset Property Management . . . . . . . . . (858)560-9363

Avenue 5 (206)582-3333

Award Property Mgmt (619)471-1755

B

Barone Galasso & Associates, Inc. (619)855-5241

Beard Property Management (619)892-8722

Bob Cota Realty . . . . . . . . . . . . . . . . . . . . (619)465-9934

Book and Ladder (949)209-8347x0029

Brennan And Associates Inc. (619)475-2470

Brentwood Management Co. (619)220-8595

Bridge Property Management (801)716-5795

Brycorp, Inc. (619)920-7174

Buchanan Property Management Corp. (619)269-0276

C

CASAVIDA (858)454-8857

Cambridge Management Group, AMO (619)497-0771

Campus Village 1, 2 & 3 | 6 Star Properties (619)583-3339

Cardinal Group Management . . . . . . . . . . . . . . . . . . . . . .

Chase Pacific Property Management and Real Estate Services (858)271-8841

Choice Properties / Point Loma Real Estate (619)223-4075

Cirrus Asset Management, Inc. (818)222-4840

City View Apartments|Greystar (619)234-0134

Common Living Inc. . . . . . . . . . . . . . . . . . (844)612-6697

Community Research Foundation, Inc. (619)275-0822

Core Property Group (619)399-7279

Cushman & Wakefield (949)224-2929

D

Elite Property Management (619)823-3712

Euston Management (858)793-8899

F

FBS Property Management, AMO (619)286-4721

Five Peaks Property Management ..... (619)814-7505

Foothills at Old Town . . . . . . . . . . . . . . . . (951)676-7545

G

Gables Oak Creek................... (951)600-9696

Gables Point Loma (619)223-6577

Gables at Alta Murrieta (951)698-0628

Griffis Mission Valley (619)220-0530

Griswold Real Estate Mgmt., Inc. (858)597-6100

H

H.G. Fenton Company (619)400-0120

Hanken, Cono, Assad & Co. (619)698-4770

Hanover Little Italy (619)677-1799

Heartland Associates Inc. (619)462-2082

HeetWave Properties . . . . . . . . . . . . . . . . (888)557-4338

Holland Partner Group ............... (360)940-0251

Homes Management, ATS Homes, Inc. (760)432-4663

Horizon Properties Management Service(619)482-3054

Humphreys Residential (619)865-0389

I

IPI Property Management (858)277-2700

ISG Real Estate (619)500-5860

Iconic on Alvarado | BH Management Services (619)286-3990

Income Property Advisors Inc. (858)279-1500 Interfaith Housing Assistance Corporation(619)668-1532

J

JHB California Properties, LLC ........ (760)722-6421

Jensen Properties ................... (858)449-7294

Johnston Property Management, Inc. (760)944-0703

K

KFR STAR Realty (619)293-7653

Kleege Enterprises (858)481-3081

L

Leonero Properties (619)273-4350

Liberty Military Housing (858)874-8100

Logan Property Management (619)260-5562

Lyon Living (949)838-1274

M

MG Properties ...................... (858)658-0500

Maya Linda Apartments.............. (858)566-5350

Melroy Asset Management . . . . . . . . . . . (858)483-5111

Mira Bella Apartments | Simpson Property Group (858)560-5720

Modera San Diego | Mill Creek Residential (619)500-8509

N

Nick Pappageorgio Company (858)357-9472

Noah Realty (858)504-0416

O

People Helping Others Prop. Mgmt. (619)282-5400

Pierside North | Greystar (949)202-3991

Pierside South | Greystar (760)433-3500

Premier Real Estate Management, Inc. (619)632-6852

Professional Real Estate Management (619)297-7736

Providence Real Estate Management Corporation

................................... (760)525-8705

R

R & V Management (619)285-5500

R. A. Snyder Properties, Inc. (619)297-0274

REC Properties| Peasquitos Point Apts. (858)484-5047

RG Investment Real Estate Services Inc.(858)268-5004

Real Property Management (760)434-1791

Rehmann Realty Group (619)440-5669

Richman Property Services (813)262-0401

River Oaks |Waterton Residential (760)721-8585

Rohn Properties Management (619)990-7433

Rolling Hills Gardens | Greystar........ (619)482-7583

S

SD Rent Pros ....................... (619)884-0906

STYL Residential (678)478-7707

San Diego Housing Commission (619)578-7531

San Terra Properties (858)832-7800

Sardo Properties (619)405-9418

Scott Management Company (310)370-2696

Sea West Property Management (760)787-6035

Shapell Properties, Inc. (323)988-7590

Skyline Management Group, Inc (310)246-4750x818

South Bay Community Services (619)420-3620

Southwest Equity Partners ........... (760)419-5300

Stafford Property Group.............. (619)957-7326

Summit Realty and Management...... (619)423-3023

Sun An Sea Property Mgmt. .......... (619)298-4160

SunRidge Properties, Inc. (858)578-3600

Sunrise Management Company AMO (858)751-1768

T Team Bourda Incorporated (619)851-3784

Thatcher Properties, Inc. (619)286-4250

The Dylan | Afton Properties (760)439-2752

The Helm Management (619)589-6222

The Legacy Real Estate Company (619)980-7467

The Phillips Group- Property Management

................................... (619)407-8729

The Premiere Residential, LLC . . . . . . . . (858)455-7711

The Rey Apartments | Berkshire Communities (408)614-5587

Torrey Pines Property Management (858)454-4200

Trilar Management Group (760)929-4940

U

UDR, Inc. (720)283-6120

Urban Coast Properties, Inc. (619)797-6733

V

Ocean Breeze Apartments|Greystar (619)428-3369

Olympus Property (858)268-8858

P

Delta Property Management (619)465-5851

Douglas Allred Company ............. (858)793-0202

E

Eagle Glen Apartments | Greystar (951)461-4565

Elevate SD Properties (619)535-8112

Pacific Commercial Management, Inc (858)450-6886

Parkdale Apartments | Norco Mgmt. Corp. (760)737-9017

Pasas Properties, Inc. (619)607-7560

Paul Langley Company (415)431-9104

Valentina by Alta (619)391-2700

Valor Property Management (619)771-2600

VandenBerghe Properties (925)819-1009

Whispering Oaks Apartments | Greystar (760)471-1262

W

Willin Properties

(619)298-0500

Winn Residential (559)435-3434

Z

Zimmerman Property Management (619)546-5361

Low

forward-thinking. Now, Gen Z is not as concerned with recreation or downtime at the office, rather a financial investment in their future. However, stock options and a standard 401(k) won’t cut it when they are actually searching for “student loan assistance, tuition reimbursement, and maternity and paternity benefits.” This generation values a work-life balance and is highly optimistic for the future, so these types of benefits will not only attract but also encourage them to stay and take advantage of these opportunities.

They Want to See Diversity and Inclusion

This highly educated, highly diverse generation is craving a passion and dedication to diversity and inclusion from their employers. As a result, “86% of

Gen Z job seekers cite a commitment to diversity important factor in deciding whether or not to accept Here it is very important company to talk the talk the walk. Diversity and cannot just be a phrase company’s mission statement a committee that meets quarter. This dedication to be seen in initiatives asking one’s pronoun preference, adequate accommodations those who are differently-abled, policies to ensure fair and pay, etc.

They Want an Offer, and Want it NOW Standard HR procedures it difficult to establish a committee and follow the protocol when extending Gen Z wants no part of

ADVERTISING & MARKETING

Apartments.com

Rent.

(626)660-4583

SOCi, Inc. (858)335-2185

Zumper (415)361-1351

Financial Designs, Ltd. (858)597-1980

Innovative Building Materials .......... (813)997-3152

Rent Dynamics (435)669-4628

APARTMENT BROKERAGE/SALES

Doug Taber CCIM - Rental Housing Broker

................................... (619)483-1031

APPLIANCE PARTS & REPAIR

Appliance Parts Company (480)755-5540

APPLIANCE SALES

R & B Wholesale Distributors, Inc.

J & C Carpet Company

Sid’s Carpet Barn, Inc.

KJ Carpet Wholesale (909)455-0180

CLEANING & JANITORIAL SERVICES

Cleanology Housekeeping Personnel Service (619)281-2532

DAPA Janitorial Services Inc. “Customized Cleaning

Soultions” (619)221-9292

Pacific Coast Cleaning, Inc.

SD Construction Cleaning & Janitorial LLC (619)534-1189

Professional Maintenance Systems, Inc. (619)549-1821

COIN-OPERATED LAUNDRY EQUIPMENT

All Valley Washer Service

WASH Multifamily Laundry Systems (800)421-6897

PWS Laundry/Alliance (323)490-1868

Washtek, Inc. (858)945-2629

CONSTRUCTION MANAGEMENT

Southern Cross Property Consultants

CONSTRUCTION & REMODELING

Larry O’Dell Construction (858)751-6312

Workright Property Services Inc (619)993-3417

Dexcore Restoration

Fast Affordable Restorations (619)320-8334

Cambridge Maintenance and Property Services, Inc. McMillin Contracting Services (619)929-2628

TASORO (330)429-1389

CVA Security (858)245-1188

Time and Alarm Systems (303)996-0048

FITNESS EQUIPMENT & SALES

Advanced Exercise (619)822-7370

Opti-Fit (858)231-2801

FLOOD DAMAGE

Citiwide Restoration (858)576-8400

FLOOR COVERINGS

Redi Carpet Sales of California , LLC (619)282-4000

Star Flooring & Remodeling (858)549-0800

TASORO (330)429-1389

FURNITURE RENTALS

Cort Furniture Rental (858)336-9695

GENERAL CONTRACTORS

BluSky Restoration Contractors, LLC (713)413-2267

Camp Construction Services (713)690-5330

FSI Construction (619)282-3083

M. C. Contracting Service

McMillin Contracting Services (619)929-2628

HEATING & AIR CONDITIONING

Sam’s Heating and Air Conditioning, Inc.(619)463-7320

INSURANCE

Farmers Insurance McWhirter Agency (619)254-9478

Snapp & Associates Insurance Services, Inc. (310)906-2900

LeaseLock (951)225-4940

. (909)230-5400

ASPHALT & ASPHALT MAINTENANCE

AMS Paving, Inc.

ATTORNEYS-AT-LAW

Heinz & Feinberg .................... (619)238-5454

Todd A. Brisco & Associates, APC ..... (714)634-2814

Kimball, Tirey & St. John LLP

BACKFLOW TESTING

Pacific Backflow Company, Inc. (760)639-4000

San Diego Backflow Testing, Inc. ...... (619)916-8054

BANKS

Chase Commercial Term Lending (619)464-1597

BATHROOM REFINISHING

Pacific Bathtub Refinishers Inc......... (619)772-2535

TASORO (330)429-1389

BATHROOM REMODELING & REFINISHING

American Bathtub Refinishers (619)265-8126

CABINET AND COUNTERTOPS

TASORO (330)429-1389

CABINET AND COUNTERTOPS

Grand Design Kitchens (760)789-0992

CARPET CLEANING

Cleanology Housekeeping Personnel Service (619)281-2532

CARPET SALES & FLOORING

America’s Finest Carpet Company..................

DECK COATING

Life Deck Coating Installations

DRAWERS & DRAWER PULLS

TASORO (330)429-1389

ELECTRICAL CONTRACTORS

Kennedy Electric (858)922-3218

EMERGENCY SERVICE FLOOD/ FIRE Commercial Restoration Company (858)847-9886

BELFOR Property Restoration (619)318-2807

ATI Restoration, LLC (951)744-0057

EMPLOYMENT AGENCY

The Liberty Group

ENERGY EFFICIENCY CONSULTING

ICF (619)458-1763

ENVIRONMENTAL: ASBESTOS/ LEAD/ MOLD

Superior Abatement Services, Inc. Alliance Environmental Group, Inc. (619)668-1958

EXTERMINATORS & PEST CONTROL

Lloyd Pest Control (858)268-7203

FINANCIAL SERVICES

MyPoint Credit Union (619)588-6364

FIRE EQUIPMENT SALES & SERVICE

Symons Fire Protection (858)205-7223 Bay Alarm Company (909)444-9695

A-Tech Systems (619)596-9950 Standard Electronics (619)726-8200

State Farm Insurance Kathy Jurgensen (503)799-6449

Pro Specialty Insurance Services (619)990-1921

INTERIOR FINISHES

Four Pillars Lighting, Plumbing & Furniture(619)752-4929

TASORO (330)429-1389

INTERNET ADVERTISING SERVICE

RAPIDSOFT SOLUTIONS (949)563-8176

INTERNET SERVICE PROVIDER

Cox (951)201-3544

Dish Fiber Quantum Fiber (760)579-2574

KITCHEN REMODELING

McMillin Contracting Services (619)929-2628

LANDSCAPE MAINTENANCE & SERVICE

MSE Landscape Professionals, Inc..... (858)505-8300

New Way Landscape and Tree Service (619)390-9962

Pacific Green Landscape, Inc.

LEAK DETECTION

Cable, Pipe & Leak Detection, Inc. (858)436-1819

LENDERS

Luther Burbank Savings.............. (760)658-6116

LIGHTING

TASORO (330)429-1389

MAINTENANCE & REPAIR

PCC Trip Hazard Removal (657)276-1629

Pacific InterWest (858)226-9671

MAINTENANCE SUPPLY

HD Supply . .

MARKET RESEARCH

. (800)643-6416x218

ALN Apartment Data (858)342-5353

ODOR CONTROL

Aire-Master of Coastal California (619)884-3866

PAINT MANUFACTURERS & SUPPLIES

Dunn-Edwards Corporation (714)404-8212

Sherwin-Williams Co.

PAINTING

Pro-Tech Painting Company

PARKING MANAGEMENT SOFTWARE

Reliant Parking Solutions ............. (858)486-6400

PAVING MAINTENANCE

Eagle Paving (714)348-0488

PEST CONTROL

Kilter Termite and Pest Control (760)418-4573

ATCO Pest Control (760)215-5803

PLUMBING SUPPLIES

Lixil Water Technology Americas (619)326-6213

PROPERTY MANAGEMENT

Wakeland Housing & Development (619)223-1621

Rowland Realty (619)785-3164

PROPERTY MANAGEMENT PERSONNEL

BG Multifamily ...................... (858)381-4378

InterSolutions ....................... (805)308-6274

The Phoenix Staffing Company (503)816-6002

PROPERTY MANAGEMENT SOFTWARE

AppFolio (805)699-2040

Yardi Systems (469)286-9619

Domuso ........................... (419)367-7615

SafeRent Solutions (619)725-3624

REAL ESTATE

ACI Apartments Office (858)458-3337

Voit Real Estate Services (760)929-7846

Lee & Associates Commercial RE . . . . . (760)214-9240

Covest Properties Inc. (866)655-1490

RENOVATIONS & REMODELING

McMillin Contracting Services (619)929-2628

TASORO (330)429-1389

REPUTATION MANAGEMENT

SatisFacts Research (949)388-0289

ROOFING

AMS Construction

Commercial & Industrial Roofing (800)611-3110

Sully-Jones Roofing . . . . . . . . . . . . . . . . . (858)539-9113

A-1 All American Roofing Company (714)633-3619

Guardian Roofs (619)243-3992

SECURITY GUARD PATROL

Security First (619)214-4919

Securitas Mobile Guarding ........................

SECURITY SERVICES

California Safety Agency (619)781-8694

City Wide Protection Services, Inc . . . . . (619)262-8600

J City Wide Protection Services, Inc (619)262-8600

DS Security (214)341-0123

Stealth Monitoring

SEISMIC RETROFIT

(818)625-2908

Optimum Seismic (562)712-7504

SMART TECHNOLOGY

ADT Smart Communities (858)682-3489

Ivy Energy .......................... (954)809-9577

Hotwire Communications

SUBMETERING / BILLING SERVICES

Conservice Utility Billing & Mgmt . . . . . . (714)384-7047

TENANT SCREENING

KCB Screening LLC (619)997-0904

TOWING SERVICES

Western Towing (858)261-4527

TRAUMA SCENE CLEAN UP

BIO-ONE of Poway (760)822-0309

TREE SERVICES

Four Seasons Tree Care

WASTE MANAGEMENT

WasteXperts, Inc .................... (858)705-1501

WATER DAMAGE RESTORATION

Generation Contracting & Emergency Services, Inc.

................................... (858)935-1170

Restoration Management Company (858)663-8330

Hometown Restoration . . . . . . . . . . . . . . (858)880-5419

First Onsite (760)438-8080

WINDOWS

Newman Windows and Doors . . . . . . . . . . . . . . . . . . . . .

SECURE RENTAL FORMS

SECURE RENTAL FORMS

Worried about signing rental documents when you can't meet in person? SCRHA has several ways to electronically share and sign our forms.

Worried about signing rental documents when you can't meet in person? SCRHA has several ways to electronically share and sign our forms.

BlueInk

BlueInk

This gives you access to SCRHA forms in a digital format with electronic signature capabilities.

This gives you access to SCRHA forms in a digital format with electronic signature capabilities.

CIC

information about your applicant, while keeping you compliant with all legal requirements.

CIC information about your applicant, while keeping you compliant with all legal requirements.

FAMOUS FOR VALUE

OF MODELS AND BRANDS TO CHOOSE FROM!

CHECK OUT THE OPEN BOXES, DISPLAY MODELS, AND DISCONTINUED ITEMS FOR FAMOUS SAVINGS!

Famous for Customer Value since 1974!

Trusted for “On Time” service for 37 Years!

Providing the Multi-Unit Housing community with value and service

Experienced Associates to assist you with: Brand name products, sales, selection, and service The Right Product, for the Right Application to Rent that empty unit, or complete your home’s remodel!

Most items available for same- day will call, or order by noon-have it delivered the next day!

4070 Kearny Mesa Road, San Diego, CA 92111

Phone: (619) 236-0616 (ask for Joan)

E-Mail:Joan@aztecappliance.com

Mon.-Fri. 8:30am-5:30pm

Sat 10am-4pm

Sat. 10am-4pm

LAUNDRY ROOM,